Inside Bali
Ungasan Property Investment Guide 2026: $/m², Yields, Buyer Profile
Ungasan Bali property in 2026 - $/m² range, gross and net yields, entry prices, lot characteristics, and who this corridor fits. Editorial guide, not a sales pitch.
Quick facts
- 01Ungasan 2026 entry-tier villas start around USD 600000; mid-tier around USD 1,400,000; premium USD 5,000,000+.
- 02Typical $/m² range USD 3,500-7,000. Gross rental yield range 7-10 percent (managed STR product); net yield 5-8 percent after operating stack.
- 03Sub-corridor of Uluwatu; understanding the Uluwatu corridor frames most Ungasan pricing and yield expectations.
- 04Editorial, not a sales pitch. All figures are editorial composites based on observed 2026 transactions; verify against specific listings with an independent notaris.
Key Takeaways
- Ungasan 2026 entry-tier villas start around USD 600000; mid-tier around USD 1,400,000; premium USD 5,000,000+.
- Typical $/m² range USD 3,500-7,000. Gross rental yield range 7-10 percent (managed STR product); net yield 5-8 percent after operating stack.
- Sub-corridor of Uluwatu; understanding the Uluwatu corridor frames most Ungasan pricing and yield expectations.
- Editorial, not a sales pitch. All figures are editorial composites based on observed 2026 transactions; verify against specific listings with an independent notaris.
Quick answer
Ungasan property in 2026 costs roughly USD 600000 entry-tier, USD 1,400,000 mid-tier, USD 5,000,000+ premium, at a $/m² range of USD 3,500-7,000. Gross rental yield 7-10 percent on managed STR product; net 5-8 percent after the operating stack. Ungasan is a sub-corridor of Uluwatu and trades in relation to it. This page is editorial, not a sales pitch.
Key takeaways
- Entry-tier: from USD 600000 for compact leasehold villas with pool
- Mid-tier: around USD 1,400,000 for 2-3 bedroom managed STR product
- Premium: from USD 5,000,000 for prestige product with strong lot characteristics
- $/m² range: USD 3,500-7,000, varies by beach distance, lot orientation, lease tenure
- Gross yield: 7-10 percent on managed product; net 5-8 percent realistic
What is Ungasan?
Ungasan is the clifftop-luxury heart of the Bukit peninsula - the corridor where most of the Uluwatu trophy market actually sits. Prices reflect the scarcity of buildable clifftop parcels with proper PBG / zoning approval; entry-tier here is what mid-tier looks like elsewhere on Bali.
The corridor sits within the broader Uluwatu area; for the Uluwatu framing read the Uluwatu property investment guide. For the legal structure choice that applies to any Bali corridor see PMA vs leasehold framework.
Ungasan property prices in 2026
| Tier | Typical USD | Property profile |
|---|---|---|
| Entry | from 600000 | 1-2 bedroom leasehold villa with pool |
| Mid | around 1,400,000 | 2-3 bedroom managed STR product |
| Premium | from 5,000,000 | prestige villa with strong lot characteristics |
| $/m² range | USD 3,500-7,000 | varies by lot, lease tenure, build quality |
Most 2026 foreign-buyer transactions in Ungasan cluster around the mid tier. Pricing variance within tier is driven by lot depth, beach or paddy view, road access, remaining lease years, and PBG/SLF status. A pretty villa on the wrong zoning is a write-off, not a bargain - see the diligence framework for the verification step on each.
Ungasan rental yields and operating economics
Gross yields on well-located, professionally managed Ungasan STR product run 7-10 percent annualised. Net to the investor, after the operating stack (OTA commission, property manager, PPh Final, CapEx reserve, insurance, accounting), lands at 5-8 percent.
The full operating-stack math is on the Bali villa net yield page. Single-villa absent-owner setups consistently underperform the upper end of these ranges; managed product at 65-75 percent occupancy hits the upper end.
Who Ungasan suits
Capital-preservation buyers and luxury-tier investors targeting the upper end of the Bali STR market. Yield is secondary to capital appreciation and personal-use lifestyle.
This page is editorial and does not constitute legal or investment advice. For the legal-structure decision (leasehold vs PT PMA via HGB) see the structure framework; for the corridor-by-corridor budget analysis read the investment-by-budget guide.
Risks specific to Ungasan
Many marketed clifftop parcels are actually within the 100-metre coastal setback zone or on protected green-zone classification - PBG cannot be issued. Always independently verify the BPN classification and provincial setback overlay before LOI, not after.
Beyond corridor-specific risks, every Bali transaction carries the same five structural risks: title legitimacy, BPN lease registration, nominee exposure, developer and permit verification, and corridor oversupply. The verification step for each is on the diligence framework; the documented case record of what failure looks like is on the biggest Bali property scams page.
How Ungasan compares to neighbouring corridors
Ungasan is a Uluwatu-adjacent sub-corridor; comparable corridors for diligence and underwriting are listed below. Editorial decision: do not anchor pricing or yield expectations on the single-corridor view; compare across at least three neighbouring corridors before LOI.
Frequently asked
How much does a villa in Ungasan cost in 2026?
Ungasan villa prices in 2026 typically range from USD 600000 for entry-tier 1-2 bedroom leasehold villas to USD 5,000,000+ for premium properties. Mid-tier transactions cluster around USD 1,400,000. The $/m² range is USD 3,500-7,000 depending on lot position, build quality, and remaining lease term.
What rental yield does Ungasan property generate?
Ungasan managed STR product typically delivers 7-10 percent gross rental yield and 5-8 percent net after OTA commission (15-20 percent), property manager fee (15-22 percent of net revenue), PPh Final 10 percent withholding, CapEx reserve (8-10 percent of gross), insurance, and operating costs. Net yield assumes professional management and 60-75 percent occupancy.
Is Ungasan a good area to buy property?
Ungasan fits a specific buyer profile, not every buyer. Capital-preservation buyers and luxury-tier investors targeting the upper end of the Bali STR market. Yield is secondary to capital appreciation and personal-use lifestyle. It is not the right corridor for buyers expecting the exact economics of Uluwatu core or for buyers prioritising the highest possible STR yield.
What are the main risks of buying in Ungasan?
Many marketed clifftop parcels are actually within the 100-metre coastal setback zone or on protected green-zone classification - PBG cannot be issued. Always independently verify the BPN classification and provincial setback overlay before LOI, not after. Always run the seven-point pre-deposit checklist on the diligence page before any deposit, regardless of corridor.
Should I buy in Ungasan or Uluwatu?
Buy in Ungasan if the discount versus Uluwatu (typically 10-30 percent on equivalent product) outweighs the differences in operator depth, resale liquidity, and corridor maturity. Buy in Uluwatu if you want the most liquid, most operator-rich exit. The decision is a function of holding horizon and risk appetite, not a binary right answer.
Independence and disclaimer
This corridor guide is editorial and independent. We do not broker or sell Ungasan properties, and figures above are editorial composites based on observed 2026 transactions rather than published listing data. Where we capture an enquiry through this page (for example a written dossier on a specific listing), fulfilment is handled by a licensed Bali-based partner and we may receive a referral fee; the corridor analysis itself is not reviewed or approved by any partner. This page is informational and not legal advice - every transaction must be verified with an independent Indonesian notaris/PPAT before funds move. Full methodology and disclosure are published separately.
Frequently Asked
How much does a villa in Ungasan cost in 2026?
Ungasan villa prices in 2026 typically range from USD 600000 for entry-tier 1-2 bedroom leasehold villas to USD 5,000,000+ for premium properties. Mid-tier transactions cluster around USD 1,400,000. The $/m² range is USD 3,500-7,000 depending on lot position, build quality, and remaining lease term.
What rental yield does Ungasan property generate?
Ungasan managed STR product typically delivers 7-10 percent gross rental yield and 5-8 percent net after OTA commission (15-20 percent), property manager fee (15-22 percent of net revenue), PPh Final 10 percent withholding, CapEx reserve (8-10 percent of gross), insurance, and operating costs. Net yield assumes professional management and 60-75 percent occupancy.
Is Ungasan a good area to buy property?
Ungasan fits a specific buyer profile, not every buyer. Capital-preservation buyers and luxury-tier investors targeting the upper end of the Bali STR market. Yield is secondary to capital appreciation and personal-use lifestyle. It is not the right corridor for buyers expecting the exact economics of Uluwatu core or for buyers prioritising the highest possible STR yield. Read the Uluwatu guide alongside this page for the structural framing.
What are the main risks of buying in Ungasan?
Many marketed clifftop parcels are actually within the 100-metre coastal setback zone or on protected green-zone classification - PBG cannot be issued. Always independently verify the BPN classification and provincial setback overlay before LOI, not after. Always run the seven-point pre-deposit checklist on the diligence page before any deposit, regardless of corridor.
Should I buy in Ungasan or Uluwatu?
Buy in Ungasan if the discount versus Uluwatu (typically 10-30 percent on equivalent product) outweighs the differences in operator depth, resale liquidity, and corridor maturity. Buy in Uluwatu if you want the most liquid, most operator-rich exit. The decision is a function of holding horizon and risk appetite, not a binary right answer.