Nara Villas Uluwatu - Luxury 2 & 3 Bed Villas from $269K Home About Developments Services Real Estate Portfolio Areas Blog EN USD Contact New Development | Uluwatu, Bali Sales Now Live Nara Villas 2 & 3 Bed | Private Pools | 600m to Beach Enquire Now View Villa Types About the Development Uluwatu's Newest Icon Six villas on a quiet Uluwatu street, 600 metres from the water. Two and three bedroom layouts, private pools throughout. Designed by Balitecture, an International Property Awards 2025 winner. The previous Balitecture project here, Dasa Uluwatu, sold in seven days. Nara follows the same playbook: tight unit count, Pink Zone compliance, quality build. Better specs, stronger projected yields. Pink Zone - legally licensed for short-term rentals Pre-sale open. First in at pre-construction pricing. Ask Us Anything on WhatsApp At a Glance Location Uluwatu Bedrooms 2 to 3 Price From $269,000 USD Build 153 to 226 sqm Land 105 to 188 sqm Lease 30 + 30 years Completion Q4 2027 Choose Your Villa Villa Types 2 Bedroom Villa $269,000 USD 153 sqm build area Private pool and outdoor living 10 to 13% projected annual return View 2 Bedroom Details 3 Bedroom Villa $329,000 USD 226 sqm build area Private pool and generous outdoor space 10 to 14% projected annual return View 3 Bedroom Details Projected annual return after booking platform commission, Balitecture's 15% management fee and running costs (staff, electricity, internet). Before tax. Varies with occupancy, nightly rate and the share of direct bookings. Projections, not guarantees. Sales Live - Limited Availability 3 of 6 Already Sold Three villas remain. A $5,000 USD deposit holds your villa. It is fully refundable if you withdraw before signing the sale agreement or within 14 days of payment, whichever comes first. After that it is credited against your first progress payment. Reserve Your Villa Refundable for 14 days or until you sign Gallery The Spaces View 18 more photo s Design Philosophy The Nara Vision Sustainable design at Nara isn't a marketing position - it's an investment strategy. Villas built to work with Bali's climate rather than against it have lower running costs, age better, and keep earning stronger reviews year after year. That is what this was designed around. The Long View A villa built to earn more in year ten than it did in year one - because it was designed to last, not just to sell. 01 Innovative Water Management Rainwater harvesting systems top up the pool and feed the irrigation. Efficient plumbing fixtures throughout the villa keep utility bills lean for both owners and property managers - a cost that compounds meaningfully across a 30-year lease. 02 Energy Efficiency with Smart Technology Solar-ready infrastructure comes as standard. LED lighting throughout, smart climate management, and a layout engineered to reduce mechanical cooling. Guests are comfortable. Running costs stay controlled. Both matter to your annual return. 03 Biophilic Architecture Rooms are designed around natural cross-ventilation. Strategic tropical planting provides shade, privacy, and a sense of seclusion that guests specifically seek out. Nature is part of the structure - and guests pay premium nightly rates for spaces that feel alive. Native Tropical Landscaping Every plant is selected for Bali's climate - drought-tolerant, low-maintenance, and lush year-round without expensive intervention. Gardens that photograph beautifully and stay that way. Responsible Material Sourcing Sukabumi stone, solid local hardwood, and natural stone from Indonesian quarries. Materials that carry character rather than hiding behind finishes - and hold that character across the full lease term. Built for the Long Term Every material and design decision was made with 30 years in mind. Less maintenance, lower costs, better performance. The kind of villa that earns more as it matures, not less. Site Layout Development Masterplan Tap to enlarge The masterplan was designed around two things that show up directly in rental income: privacy and a sense of place. Each villa is positioned to minimise sightlines between neighbours. Guests don't want to feel like they're in a complex. Wide walkways, layered tropical planting, and considered orientation give the whole development room to breathe. The result feels more like a small community than a project - and that comes through in the photography, the reviews, and the repeat bookings. Villas positioned for maximum privacy Lush greenery between each unit Wide access roads and open communal areas Wellness-focused layout throughout The Location Prime Uluwatu Uluwatu isn't just another Bali postcode. It's the southern tip of the island - where surf culture draws consistent international traffic year-round and the short-term rental market holds up even when other parts of Bali soften. Location tells the real story of an investment, and this one delivers. Set 600 metres from the beach and under five minutes to the main cafes, restaurants, and beach clubs. Close enough to be convenient, far enough to stay quiet. That balance - access without chaos - is exactly what quality rental guests pay for. 600m To the beach 5 min To cafes & restaurants Pink Zone Rental zone Uluwatu, Bali Location Show on Google Maps Tap to enlarge The Site The Site Today Drone footage over the Nara plot with the boundary marked. Six villas will sit on this land, on a quiet street 600 metres from the water. The beach clubs, surf breaks and restaurants in the next section are all within 15 minutes of this spot. Prime Location Everything Uluwatu Has to Offer Nara Villas sits at the centre of Uluwatu's rapid rise as Bali's most sought-after address. World-class beach clubs, legendary surf breaks, clifftop temples, and five-star resorts are all within 15 minutes. 5 minutes away Savaya Bali Bali's most talked-about beach club. Clifftop infinity pools, world-class DJs, and Indian Ocean views. 15 min Uluwatu Temple 11th-century sea temple perched on a 70-metre cliff. Nightly Kecak fire dance at sunset. 15 min Single Fin Beach Club Legendary clifftop bar with views over Uluwatu's famous surf break. Sunday Sessions here are unmissable. 3 min Sunday's Beach Club White-sand beach at the base of limestone cliffs. One of Bali's most exclusive private beach escapes. Karma Kandara 1 min Padang Padang Beach 12 min Melasti Beach 5 min GWK Cultural Park 12 min What Guests Experience Premium Guest Experience Yield projections are built on one assumption: guests love the stay. The difference between a villa earning at 70% occupancy and one earning at 90% almost always comes down to the same thing - a stay so exceptional that guests leave a five-star review and book again the following year. That does not happen by accident. Included With Every Villa Personal Butler - 24/7 Every Nara guest has a single, dedicated point of contact from check-in to departure. A real person, available at any hour, handling every request - from restaurant reservations to arranging a private massage. This is the service level that generates five-star reviews that fill a rental calendar. Premium Add-On Services Beyond the butler, guests can access a full menu of in-villa services at additional cost. Every service is coordinated through your dedicated butler and delivered directly to the villa. These are the experiences guests photograph, write about, and come back for. Floating Breakfast Fresh tropical breakfast served on a floating tray in your private pool. One of the most photographed and reviewed experiences at Nara Villas. Yoga Sessions Private session with a certified Balinese yoga instructor, conducted on the pool deck or in-villa at your preferred time each morning. Massage & Spa Treatments A qualified therapist comes to the villa with a full Balinese massage, hot stone, and body treatment menu. No transfers. No waiting. Vehicle Rental Scooter hire, private car, or a dedicated driver on call. Your butler handles the booking and coordinates everything to the villa. In-Villa Mixologist A professional bartender arrives with a full cocktail setup. Available for private events or simply a more elevated evening in. Babysitting Service Qualified, trusted childcare professionals available on request, allowing guests travelling with children to enjoy Uluwatu freely. How Guest Experience Drives Investment Returns 01 5-Star Reviews Premium service earns top ratings across Airbnb, Booking.com, and Google. Guests who feel genuinely looked after say so publicly - and in detail. Those reviews do your marketing better than any ad spend. 02 Algorithmic Advantage Review volume and quality directly determine your villa's search ranking on every booking platform. A higher ranking means more views, more enquiries, and fewer nights sitting empty between stays. 03 Stronger Returns More bookings at competitive nightly rates. Return guests who bypass the algorithm and book direct. That compounding effect is the real difference between 70% annual occupancy and 90%. Side by Side Compare Both Villas 2 Bedroom 3 Bedroom Price $269,000 USD $329,000 USD Build Area 153 sqm 226 sqm Land Area 105 sqm 188 sqm Bedrooms 2 ensuite 3 ensuite Nightly Rate From $190 /night From $240 /night Projected Annual Return 10 to 13% 10 to 14% Projected Annual Profit $26K to $35K $34K to $46K Lease 30 + 30 years 30 + 30 years Private Pool Yes Yes Cold Plunge + Sauna Optional upgrade Optional upgrade Projected annual return after booking platform commission, Balitecture's 15% management fee and running costs (staff, electricity, internet). Before tax. Varies with occupancy, nightly rate and the share of direct bookings. Projections, not guarantees. Capital Appreciation Off-plan villas typically appreciate 15 to 20% in value by the time they are complete. Buyers lock in early-stage pricing; by handover the finished product is worth what the market pays for completed villas in the same area. That capital uplift sits alongside the rental returns shown above. More Than an Asset Your Place in Bali Most investment villas live their whole life through a booking platform. This one is yours when you want it. Block out the school holidays. Bring your family for Christmas. Fly your closest friends in for a long weekend. The villa you are investing in is the same villa you will text photos of from the pool, the same villa your friends will ask about when they are planning their next Bali trip. You can stay up to 90 nights a year in your villa , blocked out whenever suits you. The rest of the year it earns income for you, paying the place off and then some. Stay yourself for up to 90 nights a year, split however you want Host family, friends, and guests under your roof for the duration of your stay Lend the villa to friends as a gift, they stay and you don't have to be there Use it as your remote-work base, your annual retreat, your milestone-occasion villa It is the kind of asset your friends will hear about for years. Development Overview Your Roadmap Investment Timeline Development Timeline 01 Choose Your Villa Select your preferred unit - 2 or 3 bedroom - and review the floor plans, specifications, and projected yields with our sales team. 02 Reserve with $5,000 A $5,000 deposit holds your villa. It is fully refundable if you withdraw before signing the sale agreement or within 14 days of payment, whichever comes first. After that it is credited against your first progress payment. 03 Sign the Agreement Sale and purchase documentation prepared and reviewed by our in-house legal advisor Yogi. Full transparency at every step. 04 Progress Payments Five payments of 20% each, timed to construction progress based on the bill of quantities. No lump sums, no surprises. 05 Keys & Rental Income Receive your villa keys on completion. Activate short-term rental income through our property management team from day one. The Investment Case Why Bali. Why Uluwatu. Why Now. Very few investments pay rent while you sleep and put you in Bali when you visit. At $269K , Nara does both. If you are weighing the bigger picture first, our guide to what makes Bali a top-tier investment market lays out the yields, costs, and ownership routes. Why Bali One of the world's most consistent short-term rental markets TripAdvisor's #1 travel destination. Nearly 7 million foreign visitors a year. Most rental markets run on one peak season. Bali runs on four - wellness travellers in January, honeymooners in June, surfers from July through October, families at Christmas. The yield numbers hold because the demand doesn't drop to zero for half the year. 7M+ annual tourists 12-18% gross rental yields, Bali Why Uluwatu Bali's fastest-growing premium address Uluwatu has outrun the rest of Bali for five years straight. The surf, the cliffs, Savaya, Single Fin, Karma Kandara - they've created a destination within a destination. Guests book here specifically, and they pay more because of it. The same cliffs that make it what it is also cap how much can ever be built. The supply is close to maxed out. 85%+ peak occupancy 15-20% capital growth off-plan Why Now Off-plan buyers get rental income and resale upside Nara is priced at construction rates. Once keys hand over and the first Airbnb reviews come in, that changes. Investors in comparable Bali off-plan projects have seen 15-20% gains on resale value after completion - before a single night of rental income. Dasa Uluwatu, our last nearby project, sold out in 7 days. First buyers locked in at land value. Pink Zone compliance is getting harder to guarantee on new sites, so what's already in the ground is increasingly hard to replicate. 7 days Dasa Uluwatu sold out in $5K reserves your unit today How Bali Compares 10-14% Nara Villas, Bali Projected return after fees 6-8% Phuket, Thailand Gross rental yield 3-5% Lisbon, Portugal Gross rental yield 2-4% Sydney, Australia Gross rental yield Nara's figure is a projected annual return after booking platform commission, the 15% management fee and running costs, before tax. The other cities are indicative gross market averages at time of publication. Individual returns vary. Why Balitecture A Premium Build Is the Best Investment In Bali's short-term rental market, what a villa earns matters more than what it costs to build. Well-designed spaces command higher nightly rates, generate better reviews, and hold occupancy through slower periods. That is what Balitecture designs for. Award-Winning Studio Designed by Balitecture, an International Property Awards 2025 winner. Well-considered spaces earn higher nightly rates and better reviews - both of which compound over the length of your lease. Track Record Investors Can Verify Our previous Uluwatu development - Dasa Uluwatu - sold out in 7 days. 4.9 stars across 188 Google reviews. Ten years of delivered projects across Bali. Quality Materials, Lower Maintenance Sukabumi tiles, solid wood detailing, Paloma sanitary fittings. These keep a villa performing in year five the same way it did in year one - no surprise repair bills during peak season. Pink Zone Compliance Every Nara villa is legally zoned for short-term rentals under new Bali regulations. Full eligibility for the required tourism licences with no grey area. Design, Deliver and Manage You buy the finished villa from Balitecture. Balitecture designs the villa, manages construction through to handover, and runs the rental afterwards. One point of contact from the first conversation to the first rental income. High Occupancy, Better Returns Guests book beautiful spaces and leave reviews about them. Strong reviews drive occupancy. Occupancy drives returns. That cycle starts with the quality of the build. Tourism Zone Why the Pink Zone Matters Nara Villas is located in Bali's Pink (Tourism) Zone, which legally permits tourist accommodation and short-term rentals. This means full eligibility for the required rental licences, alignment with government-approved tourism activities, and long-term security for your investment. What This Means for You ✓ Legal Airbnb & Short-Term Rentals Fully licensed for tourist accommodation under new regulations ✓ Lower Regulatory Risk Significantly reduced risk of future enforcement affecting your rental operation ✓ Smoother Licensing Eligible for all required permits without zoning complications ✓ Higher Resale Value Tourism-zoned properties are increasingly in demand as regulations tighten ✓ Architectural Standout Bold, distinctive design that stands out from generic villas when guests browse accommodation 4.9 from 188 Google reviews “ Just took over our new villa about a month ago and could not be happier. The entire process was very smooth from scouting for land, designing and iteration, through construction, delivery and property management. If they expanded into Europe, they would put 99% of property developers out of work. Can't recommend them enough. ” Peter Pongracz - Google Review “ We're so happy that we chose Balitecture to design and build our villa! The process was smooth on every stage - especially loved the weekly photos of the progress. The whole team is professional and responsive. The result is better than we could imagine. ” Dmitry Dementey - Google Review “ My wife and I built our first villa with Balitecture back in early 2016. Their team were fantastic at helping involve us in the design process and update us weekly on the construction progress. This villa has been an incredible asset over the years now that we are retired. ” J Boland - Google Review “ These guys are the real deal! We recently invested in one of their projects and the whole process was a breeze. We live in the USA - everything could have been arranged remotely. You can invest from your couch if you so desire. ” Toon - Google Review “ We bought a villa in one of their projects - the end result has been what we always dreamt of. They made the process extremely easy and take care of absolutely everything. ” Virginia Blanco - Google Review Read All 188 Reviews → Investor Questions Everything You Need to Know Buying property overseas is a serious decision that deserves straight answers. We cover the main questions below. For anything else, our team is on WhatsApp and replies as quickly as possible, allowing for Bali time. Who am I buying from? + Balitecture, as the developer. Your sale and purchase agreement (PPJB) is with Balitecture and you receive a finished villa; you do not contract a builder yourself. Balitecture designs the villa, manages construction through to handover, and runs the rental afterwards if you take up management. Can foreigners legally own property in Bali? + Yes - through a leasehold (Hak Sewa) structure. Foreign nationals cannot hold freehold title in Indonesia, but a properly structured long-term lease gives you full use rights, rental rights, and resale rights for the lease duration. Nara Villas offers a 30-year lease with a 30-year extension option, giving 60 years of ownership from a single contract. This is the most common and legally sound structure for international investors in Bali. What is a leasehold and how does it work? + A leasehold gives you exclusive rights to use and profit from the property for a fixed period - in Nara's case, 30 years with an option to extend for a further 30 years. You own the building outright. You lease the land it sits on. This is how most of the best-known villa resorts in Bali operate. The land lease is registered with a notary and protected under Indonesian property law. What happens when the 30-year lease expires? + Your purchase contract includes a 30-year extension option, which gives you the right to renew on pre-agreed terms. In practice, most leaseholds are renewed long before expiry. Bali's property market has seen very consistent extension rates because both parties benefit - the landowner from continued income, the investor from protecting their asset. Balitecture's legal team structures every contract with this in mind. Is my investment legally protected if the developer doesn't deliver? + Yes. Your purchase is governed by a PPJB (Perjanjian Pengikatan Jual Beli) - Indonesia's equivalent of a binding sale and purchase agreement - which sets out the construction specifications, completion timeline, and compensation terms. Balitecture is SIUP-4 licensed and an AREBI member. We've designed and delivered 200+ villas in Bali. Our track record is verifiable and our contracts are drawn up by qualified Indonesian notaries. Can I buy remotely without visiting Bali? + Completely. A number of Nara buyers have completed their purchase from Australia, Europe and the US without travelling to Bali. The reservation, contracts, and payments can all be handled remotely via WhatsApp, email, and international transfer. If you'd like to visit before committing, we arrange guided site visits - but it's not a requirement. How does rental management work - and what does it cost? + Balitecture's property management team handles everything: guest bookings across Airbnb and Booking.com, cleaning, maintenance, check-ins, and monthly reporting. The management fee is 15% of gross rental revenue - deducted before your monthly payout. You receive a detailed statement each month. You can also opt out of management and self-manage if you prefer. What taxes apply to rental income? + Rental income from Bali property is subject to Indonesian income tax - typically a flat 10% final tax on gross income for non-residents. You will likely also have a reporting obligation in your home country; most investors use a local accountant who specialises in overseas property. Balitecture can refer you to advisors familiar with the Bali structure. Tax treatment varies by country - this is general guidance, not advice. Can I sell the villa before the lease expires? + Yes. Leasehold villas in Bali are bought and sold routinely. The buyer acquires the remaining lease term. Demand for well-located, well-designed villas in Uluwatu is strong - particularly as Pink Zone supply tightens. Many investors hold for 3-5 years after completion and exit at a significant premium to their purchase price. How long after completion before I start earning rental income? + Most villas begin earning income within 4-8 weeks of handover. That window allows for final furnishing, photography, listing setup, and the first confirmed bookings. Balitecture's rental team begins marketing your villa before completion so the calendar fills quickly. You won't be waiting months for your first payout. What's included in the price - are there additional purchase costs? + The listed price covers the villa including all standard inclusions (pool, kitchen, built-in joinery, appliances). Purchase costs in Indonesia are minimal compared to Western markets - typically 2.5-5% for notary fees and title registration. There are no stamp duties or agent commissions on the buyer side. The full breakdown is provided during the purchase process. Investor Profiles Who Buys a Nara Villa? Nara buyers come from different backgrounds but share one thing: they are looking for a better return on capital than their home market offers. Here are the three most common investor profiles. Australia / New Zealand The Passive Income Investor Semi-retired or approaching retirement. Puts $269K to work instead of leaving it in a term deposit. At 70% occupancy that is about $26K a year after the management fee and running costs; at 90%, about $40K . Managed entirely by Balitecture's on-the-ground team - no hands-on involvement required. Regular monthly statements, annual performance reviews, and a place to stay when visiting Bali. Typical draw 10 to 14% projected return Hong Kong / Singapore The Capital Diversifier A professional looking to move capital out of compressed, high-cost home markets. Nara projects 10 to 14% a year after booking platform commission, the management fee and running costs, against 3 to 4% gross at home. Strong exit market when ready to sell the remaining lease. Straightforward remote purchase process - several Nara buyers have completed from Hong Kong without visiting Bali. Currency diversification into a USD-denominated asset. Typical draw USD-denominated asset Europe / UK / USA The Southeast Asia Expat Lives or works in Southeast Asia, visits Bali regularly, and wants a personal base with income potential. The villa earns peak rental income during periods when they are elsewhere - and sits available for personal use when they want it. Property ownership in the region without the regulatory complexity of freehold. A long-term Bali connection built into the purchase. Typical draw Lifestyle + income Not sure which profile fits you? Our team works with investors from all backgrounds. Tell us your situation and we'll give you a straight picture of what Nara looks like for you specifically. Discuss Your Situation Information Pack Download the Nara Villas Brochure Floor plans, full specifications, investment projections, and payment schedule - everything in one document. Flexible Structure Payment Plan Reserve your villa with a $5,000 deposit, refundable until the sale agreement is signed or 14 days after payment, whichever comes first. Then settle the purchase price across 5 progress payments as construction advances. To Reserve Your Unit $5,000 USD Fully refundable if you withdraw before signing the sale agreement or within 14 days of payment, whichever comes first. After that it is credited against your first progress payment. Then 5 Progress Payments 5 × 20% Equal instalments as the build progresses, tied to construction milestones. Payments are tied to construction progress from the bill of quantities (BOQ), not fixed milestone dates. Your sales consultant will walk you through the full schedule. Our Team The People Behind the Build A hands-on team of 160+ architects, engineers, project managers, legal advisors, and property managers based in Bali. You deal directly with the people who design, manage and run your villa. Meet the Full Team → Daniel Co-Founder & Director Byron General Manager Dedi Principal Architect Nyoman Project Manager James Sales Manager Irene Head of Villa Management Yogi Legal Advisor Agung Head QS Limited Availability Secure Your Nara Villa Nara Villas is selling fast. The previous Uluwatu development from Balitecture sold out in under a week. Reserve your villa with a $5,000 deposit, refundable until the sale agreement is signed or 14 days after payment, whichever comes first. Our team will walk you through the floor plans, payment schedule, projected yields, and legal structure in full. 600 metres from the beach 10 to 14% projected annual return after fees Full property management available From the blog Uluwatu Investment Guides Canggu vs Uluwatu: Where to Invest? Yield, land prices, lifestyle, and which suits your investment profile. A straight comparison. Read More → Can Foreigners Buy Property in Bali? Leasehold, PT PMA, and Hak Pakai explained. The legal structures that protect your investment. Read More → How Much Rental Income Does a Bali Villa Generate? Real nightly rates, occupancy data, and yield case studies from properties we manage. Read More → Explore More Developments Uluwatu Suku Residences From $355K Explore Suku Residences villas in Uluwatu → Ubud Dasa Ubud From $349K Explore Dasa Ubud villas in Ubud → Uluwatu Solas Uluwatu From $299K Explore Solas Uluwatu villas in Uluwatu → Award-winning Australian-owned property company in Bali. Architecture, construction, villa management, and real estate - all under one roof. +62 811-3909-045 hello@balitecture.com Mon-Fri 10am-6pm WITA Company About How We Work Portfolio Villa Tours Awards & Press Testimonials Blog News Case Study Client Forms Pay Villa Deposit Refer a Friend Scholarship Contact Services Architecture & Design Construction Villa Management Land Sourcing Development Partnerships Choosing a Developer Villa Packages Build Calculator Invest Developments Area Guides Invest in Bali How to Buy in Bali Fractional Ownership Land Zoning Guide Brochures & Guides FAQ Bali HQ Jl. Pemelisan Agung Tibubeneng, Kuta Utara, Badung 80361 Design Studio Jl. 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