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Villas · Batu Bolong

Villa in Bali Hills Complex, Batu Bolong — 166 m², 3 Bedrooms

3 BR166 m² house177 m² landBatu Bolong, North Kuta, Badung Regency, Bali

Part of the Bali Hills complex →

Rp 6.89 B

Rp 41.5 M / m²

Price updated 24 October 2026

Developer contacts

Specs

Bedrooms

3 BR

House

166 m²

Land

177 m²

Completion

2026

Leasehold

25 years

District

Batu Bolong

To airport

13 km

Interior style

Modern minimalism

Description

Bali Hills Villa is located in the prestigious Batu Bolong area of Bali and has a total area of 166 sq.m. The property includes three spacious bedrooms, allowing comfortable accommodation for a family or guests. Modern architecture and a well-thought-out layout create a harmonious space for living and relaxation. The Batu Bolong area is known for its developed infrastructure and proximity to beaches, restaurants, and boutiques, making the location attractive for both permanent residence and rental. The villa is offered at a price of USD 385,000 with ownership rights for 25 years, providing transaction transparency and a long-term perspective. The property is suitable for investment, short-term and long-term rental, as well as personal residence. High demand for real estate in this area supports stable income and preservation of the asset’s value.

Pro access is under review

We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.

For rental income - an average option. Check the documents first.

SafetyRisks
ComfortConvenient
DemandIn demand
IncomeAverage

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary
What happens if construction is late: deadlines and penalties in the contract

Is it safe?

No data on the building permit - ask the developer for the PBG.

Building permit: no dataWe do not know whether the project has a permit. Ask for a copy of the PBG before paying and check its number on simbg.pu.go.id.
Construction: Строится, handover 2026
Land lease: 25 years
Developer Azimut Development: 0 of 2 projects completed
Elevation: Plot 44 m above sea level
Nature: earthquakes - medium risk; no risk: floods, landslides, tsunami, volcano
Access: road 1 m, paved
Slope: flat, 3%

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary
What happens if construction is late: deadlines and penalties in the contract

Is it a good place to live?

Comfortable to live in, but beach is far

About the district · Batu Bolong

Batu Bolong is a Canggu area with a broad apartment supply and a more accessible entry point for buyers compared to villas.

Batu Bolong has 60 properties for sale: 50 apartments and 10 villas, plus 16 residential complexes. Supply is clearly skewed toward apartments, making entry easier for buyers with a more moderate budget.

Budget entryApartments under $250kRental useLiving in Canggu

All villas in Batu Bolong

Esri, Maxar satellite · angled view

Sun and weather

244bright sunny days a year (365)

Jan928°22

Feb828°20

Mar1628°15

Apr2128°9

May2728°4

Jun2528°5

Jul2827°3

Aug3027°1

Sep2728°3

Oct2330°8

Nov1629°14

Dec1429°17

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

April — October: the wind mostly blows from the east and south-east

80% of the time · average 3.4 m/s, light breeze

What it means: windows and terraces facing south-east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.

Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.

Getting there

Airport: 43–49 min
Canggu: 13 min
Ubud: 57–62 min
Uluwatu: 79–95 min
Sanur: 49–54 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

SchoolsClinics and pharmaciesShopsCafés and restaurantsBeach

International school: 500 m · Malajah Playschool
Beach: 3.9 km · Mejan Stone Beach
Clinic: 750 m · Pro Physio Bali · pharmacy 50 m
Grocery store: 550 m · Tarisa mart
Cafés: 28 within 500 m
Quiet: quiet

Where foreign tourists go

Will there be demand?

Similar places nearby rent well

Similar places within 2 km: typically Rp 2.6 M per night, usually from Rp 1.7 M to Rp 3.3 M.

On Airbnb nearby: 12 similar places: typically Rp 2.8 M per night.

From one booked nightRp 1.3 Mof that, Rp 251,000 is profit

In hand per monthRp 31.4 Mat 77% occupancy

At a loss belowRp 3.4 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 4.1 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 412,000

Booking / Airbnb commission16%−Rp 591,000

Management company17%−Rp 627,000

Rental taxesHotel tax and income tax−Rp 519,000

Utilities, cleaning, repairs−Rp 591,000

You keepRp 1.3 M

Pays back the investmentYour profit on top

Approximate, at 77% occupancy. The investment of Rp 7.47 B (price, closing costs and furniture) is spread over 24.8 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.