200m from the Cliff | 4 Private Villas in Uluwatu with 10–15% Projected Yield

Project Description

A boutique collection of just 4 private 2-bedroom villas positioned 200 metres from the dramatic Nyang Nyang cliff in Uluwatu, Bali — one of the island’s most sought-after premium locations. With only 4 units, this is a rare scarcity-driven investment: cliff proximity this close cannot be replicated.

Each villa spans 135 m² of living space plus a 40 m² rooftop terrace offering open views and partial ocean glimpses. Layouts include 2 equal-size ensuite bedrooms, a climate-controlled living room and kitchen, a private pool and secluded garden, and a signature rooftop retreat with a small kitchen ideal for BBQs and entertaining.

Located just 2 minutes from Nyang Nyang Beach and 5 minutes from the iconic Uluwatu Temple, the setting attracts premium short-stay guests who pay for quietude, exclusivity, and world-class surf. The area is zoned for tourism, making it fully eligible for short-term rental operations.

The project is based on an earlier fully sold-out development of the same design in Bingin — proof of both demand and delivery capability. Land is leased for 26 years plus a guaranteed 25-year extension option, is mortgage and debt free, and sits in a tourism zoning area. Fully furnished, turn-key, with a flexible construction-linked payment plan. Delivery: December 2026.

Project Highlights

• Only 200m from Nyang Nyang cliff — permanent scarcity, cannot be replicated

• Just 4 villas — boutique scale, no mass development, no overdevelopment

• Projected yield 10–15% | Net payback 6.7–9.5 years (70–90% occupancy)

• Average nightly rate: €220 | Occupancy modelled at 70–80–90%

• 26-year leasehold + guaranteed 25-year extension option

• Land: mortgage-free, debt-free, clean title, due diligence completed

• Tourism zoning area — legally approved for short-term rentals (Airbnb)

• 135 m² living + 40 m² rooftop | Private pool, garden, BBQ rooftop kitchen

• 2 ensuite bedrooms of equal size — dual income from separate rental streams

• 2 min to Nyang Nyang Beach | 5 min to Uluwatu Temple

• World-class surf: long left-handers, uncrowded barrels

• Fully furnished & turn-key (+€5,000 Airbnb-ready package)

• Construction started November 2025 | Delivery December 2026

• Proven model: based on a fully sold-out earlier development of same design