Its continuous growth in popularity has made the island highly attractive for those seeking high-yielding holiday homes, commercial retail locations, or a foothold into Southeast Asia’s lucrative hospitality sector.
While popularity has historically concentrated in the South Kuta region, the Bukit Peninsula is quickly emerging as the standout destination for property investment.
Elliot Sheehan, International Sales Director of Mirah Investment & Development, describes the area’s ascent: “In recent years, the Bukit has grown into a tourist hotspot as visitors increasingly explore regions beyond the well-established South Kuta.”
“The Bukit, with its many different regions, has always been on the radar of holiday-goers, but there has been a palpable change in visitor sentiment as more and more are heading to the southern peninsula.”
With its potent combination of natural beauty, growing demand, and a shortage of international-standard hospitality options, the region is an investment hot zone—quickly attracting the newest restaurants and cafés as the industry strives to keep pace.
Elliot Sheehan adds, “Areas of the Bukit are where people want to go and where restaurants and shops want to be.”
Translating to “hill” in Bahasa Indonesia, Bukit Peninsula begins south of Bali’s Ngurah Rai Airport, framed by Jimbaran Bay’s beaches to the west and mangrove-lined shores to the east. Its terrain rises into dramatic cliffs overlooking pristine white-sand beaches—distinct from the black-sand beaches shaped by volcanic activity in other parts of Bali.
The Bukit has distinct regions within it, with two of the most popular being the ultra-hip Uluwatu region to the west and the laid-back 5-star resort region on Nusa Dua to the east.
Its unique geography gives the region its distinct natural beauty, far surpassing the expectations set by a postcard or Instagram post. Combined with a vibrant buzz and a profound cultural heritage—from the iconic Garuda Wisnu Kencana (GWK) statue to the cliffside Uluwatu Temple, and the countless shrines and temples scattered throughout, the Bukit is experiencing exploding popularity, leading to ongoing economic development and presenting unmatched investment potential.
Once a pilgrimage site for surfers chasing world-famous waves, Uluwatu has evolved into a vibrant enclave, blending breathtaking natural beauty with modern amenities and activities. Celebrity surfers like Kelly Slater and Gabriel Medina helped establish its reputation, while trendy cafes, boutique shops, gyms, and wellness hubs have expanded its appeal.
The main thoroughfare, Jl. Labuan Sait leading to Jl. Padang-Padang, runs parallel to Uluwatu’s iconic beaches from Dreamland to Bingin, Padang-Padang to Pantai Suluban.
The atmosphere, energy, and sentiment mirrors that of Canggu 5 years ago and Seminyak 15 years ago, offering a promising glimpse into its immense growth potential.
Elliot Sheehan notes, “Uluwatu’s popularity has created significant demand for accommodation, but there’s an undersupply of hotel options compared to the oversupplied villa market.”
The growing appeal of Uluwatu has led many to develop low-cost villa complexes, tempted by the promises of high returns. However, this overlooks critical market dynamics.
Data from AirDNA reveals that between Q1 2023 and Q1 2024, Bali experienced a 27% increase in available villas for rent but only a 12% rise in bookings, indicating a potential oversupply in the villa market.
In contrast, hotels in Bali have consistently achieved higher occupancy rates and Revenue per Available Room (RevPAR). Notably, the Uluwatu region lacks sufficient international-standard hotel accommodations within walking distance of beaches and restaurants to meet the growing demand.
To address this gap, Mirah Investment & Development is currently under construction on SOMOSHOTELS, a 250-room city-style hotel on Jl. Labuan Sait. Designed to redefine mid-market hospitality, it will feature a pool club, gym, co-working, event spaces, and extensive commercial areas with shops, cafes, and restaurants along the main road.
The project caters to the growing millennial traveler segment seeking charm and authenticity while also aiming to become a community and events hub for visitors, expats, and locals in the Bingin area.
SOMOSHOTELS’ approach aligns with the evolving preferences of modern travelers, filling a critical void in Uluwatu’s hospitality landscape and positioning the region as a prime destination for both visitors and investors.
As Uluwatu’s prominence continues to rise, land values, particularly along key roads and cliffside plots, are poised for significant appreciation. High-end developments like Amali Luxury Residence, perched on cliffs overlooking Bingin and Impossibles beaches, present unparalleled opportunities for discerning investors.
Drawing parallels to areas like Seminyak and, more recently, Canggu, early investors have witnessed substantial returns from tourism revenue and capital appreciation. For instance, at Secana Beachtown in Berawa, Canggu, apartments were initially sold for $199,000 and have recently been sold for $259,000 over the course of three years from project launch to today.
To the east of the Bukit Peninsula, Nusa Dua offers a different charm. Known for its long stretches of white-sand beaches, water sports, golf clubs, and home to Bali’s top 5-star resorts including the Ritz-Carlton, The Apurva Kempinski Bali, The Grand Hyatt, The St. Regis and more – the region is synonymous with luxury.
The topography of Nusa Dua tapers down towards the coastline, providing easy access to its long beaches in contrast to the dramatic cliffs on the west.
Unlike other areas of Bali, Nusa Dua benefits from government-designated tourism infrastructure managed by the Indonesia Tourism Development Corporation (ITDC). This planning gives the region a laid-back yet upscale atmosphere, with manicured lawns and thoughtfully designed roads with electric vehicle recharging stations. This region hosted the 2022 G20 Summit.
“Historically, Nusa Dua has been popular for luxury resort stays, weddings, and MICE [Meetings, Incentives, Conferences, and Exhibitions],” Elliot Sheehan explains. “However, its qualities now attract expatriates and Indonesians seeking long-term residences near stunning beaches and less crowded surroundings.”
Recent data highlights the region’s growing popularity:
New developments like Kiara Beachfront, a serviced apartment complex with flexible rental management options, exemplify the area’s investment appeal. Expected to complete in 2025, Kiara Beachfront offers buyers the opportunity to generate income while enjoying a slice of Bali’s luxury lifestyle.
As Bali’s tourism landscape evolves, regions like the Bukit Peninsula are poised to capture the next wave of growth. Drawing comparisons to early investments in Canggu and Seminyak—where land values and tourism revenue soared—Bukit offers similar opportunities for early movers.
With Bukit-based projects like SOMOSHOTELS, Amali Luxury Residence, and Kiara Beachfront, Mirah Investment & Development continues its legacy of pioneering luxury developments tailored for Bali’s unique market. After 19 years of shaping the island’s real estate landscape, Mirah remains at the forefront of Bali’s dynamic investment opportunities.
For investors seeking high returns and long-term value, the Bukit Peninsula stands as Bali’s next great frontier.
As Bali’s leading property developer , Mirah Investment & Development are well established as the market leader with years of experience in bringing luxury developments to the most sought-after locations across the Indonesian archipelago. An extensive in-house team of locals and expatriates offer end-to-end services from architecture and design to professional property management as well as legal, taxation and immigration support.
