Sometimes the best way to understand real estate is not by reading reports, but by observing what is actually happening on the ground.
In this episode of the Bali Business Review, I’m Jason, a Business Journalist at Bukit Vista will share insights from a recent conversation with our CEO named Jing Cho Yang. Jing had taken a ride across South Bali to get a clearer picture of how the real estate market is performing in areas like Pecatu and Balangan.
Rather than relying on data alone, he focused on local activity such as the number of motorbikes parked outside gyms, the foot traffic at restaurants, and the overall movement on the streets. These small but telling signs revealed broader shifts in Bali’s rental demand, infrastructure growth, and market potential.
This episode offers a close-up view of what these patterns could mean for investors, developers, and anyone closely watching the evolution of Bali’s property market.
Traffic Tells You When Peak Season Hits
One of the busiest places in South Bali is near the Nurmala Supermarket. Cars come from both directions, either from Uluwatu or Jimbaran.
When this area is crowded, it means tourism is high and businesses nearby are busy. If there is no traffic, that usually means it is not yet the peak season. On the day I visited, traffic was heavy, which means the tourist season is in full swing.
This is a simple way to tell how busy Bali is becoming, without needing a report.
The Power of Road Position for Restaurants
Where you open your restaurant can make a big difference.
Tourists traveling south around lunchtime are more likely to stop on the left side of the road because it is easier to turn. In the evening, people returning north from shows and the beach prefer to stop on the opposite side.
So, a lunch place does better on the southbound side. A dinner place does better on the northbound side. This small detail can help food businesses get more customers just by choosing the right spot.
Gyms and Water Trucks Hint at Long-Term Renters
In Balangan, I stopped at a gym. It was quiet, with fewer bikes parked outside than usual. This tells me that fewer long-term guests are staying in the area.
People who rent homes for a month or more often get gym memberships. Fewer bikes means fewer long stays.
Another clue is water delivery trucks. Villas without plumbing need water delivered. If the roads are full of water trucks, rentals are likely full. If the roads are quiet, the area may be slower. These are small clues that help track rental activity.
Balangan’s Business Area Is Struggling
Some places in Balangan should be busy but are not. I saw restaurants and yoga studios that had closed. One restaurant that had a big launch last year has already shut down.
Even a former Bukit Vista property nearby is not doing well. The main issue is that the location is hard to reach. After dealing with traffic, most people just want to get to the beach, not stop along the way.
So, even though rent may be cheap, the lack of activity makes it a risky place to open a business.
Pecatu Is Growing Because of Its Residents
Pecatu has a different story. Some tourist projects there have failed, but the area still feels alive. Why? Because people live there long-term.
Shops like BGS Surf and Wung Mad’s restaurant are doing well because they serve the locals. These locals want good gyms, co-working spaces, markets, and places to eat. So even if Pecatu is not perfect for short-term tourism, it is a solid area for long-term living and business.
Seava Looks Great, but Still Too Quiet
I drove toward Seava, a beautiful area with ocean views. But it was almost empty.
There were no mini markets or local businesses nearby. The villas looked nice but there were few signs of activity. Once again, it shows that even with great views, people prefer staying closer to the beach, where everything is more active.
An ocean view is not enough. Without nearby life and services, the area stays quiet.
Melasti Beach Feels Alive and Busy
Near Melasti Beach, the energy was different. I saw lots of bikes, full parking lots, and busy resort staff. This is a strong sign of a popular destination.
Busy places like this usually mean short-term rentals are full, beach clubs are active, and the area is making money. When you see large crowds and good flow, it is often a great place to invest or open a service-based business.
Sometimes the best real estate advice is not in the numbers, but in what you see on the road.
In areas like Pecatu, Balangan, and Melasti, there are clear signs of what is working and what is not. Some places are booming with energy. Others look good but feel empty.
If you are thinking of investing in Bali, take a ride, watch the traffic, check out the gyms, and pay attention to small signs.
🗒️ Read the transcript
Part 1: Introduction and Purpose 🌴
It was Wednesday, June 11th. I left the office to explore the Bukit area and check the business climate in the southern part of Bali. I brought along a microphone to record conversations and label what I observed. I also packed my computer and camera mount, then set off on a motorbike patrol to see what is really happening in the area.
Part 2: Early Stops and First Impressions 🚦
My first stop was the Tana Bali junction near Tund Panu. This area has been quiet in recent years, and it still shows little change. Some ocean-view villas are under construction, but the designs feel outdated. Today’s travelers prefer smaller, modern spaces near the beach instead of large hillside homes with ocean views.
I passed the Tana Bali complex, one of the first projects in the region. It was built with a traditional Balinese look and offers great hilltop views, but its appeal to younger tourists has faded. This might now be a better location for long-term rentals, especially for guests who have their own transportation.
Part 3: Traffic as a Business Indicator 🚗
I arrived at the intersection near the Nurmala Supermarket, one of the busiest spots in the Bukit area. For over twenty years, this has been a landmark and a reliable indicator of peak tourist season. When traffic here is heavy, it usually means the island is entering peak season. When it is light, the high season has not yet begun.
Part 4: The Power of Road Position for Restaurants 🍴
Next, I rode down the road leading to Balangan and Bingin. This stretch is important for anyone running a food and beverage business. The direction of traffic affects business success. Southbound traffic brings in lunch guests between 11 in the morning and 3 in the afternoon. Restaurants on that side of the road do well because travelers can easily stop with a simple left turn.
In the evening, after events like the Kecak dance, tourists head north toward Seminyak or Jimbaran. Restaurants on the northbound side benefit from this return traffic. Picking the right side of the road can make a big difference for lunch or dinner sales.
Part 5: Checking Long-Term Rental Signals 🏋️
I continued down Balangan Road and stopped by a local gym called Fitness Plus. Gyms are great indicators of long-term rental activity. Guests staying a month or more often join gyms since most villas do not include fitness facilities.
The gym parking lot had fewer motorbikes than usual. This suggests that the number of long-term renters is down in June. It is a simple but effective way to check demand for monthly stays in the area.
Part 6: Balangan’s Struggling Retail Scene 🏚️
From there, I visited a nearby retail strip along the same road. Unfortunately, it looked empty. Many businesses, including a yoga studio and a well-designed restaurant, had closed.
This stretch feels like a retail dead zone. People deal with heavy traffic getting here from Jimbaran, and by the time they arrive, they just want to reach the beach. They are not looking to stop along the way. Even a former Bukit Vista property, Lenixen, is not doing well. This location is affordable but inconvenient, which hurts business performance.
Part 7: Shortcut Activity and Water Delivery 🚛
I took a shortcut between Balangan Road and Pecatu. This road is often used by water trucks delivering to villas. If the shortcut is busy, it usually means villa rentals are active and water consumption is high.
But if the road is quiet, it may mean fewer guests are staying in the area or water infrastructure has improved. It is another way to estimate rental activity without looking at booking data.
Part 8: Local Land Issues and Military Presence 🪖
On that shortcut, I passed a small military base near the Pecatu Indah Resort. This battalion was placed there years ago after a land conflict between developers and local communities. It is a reminder of the complex history behind some of Bali’s biggest developments.
Part 9: Stable Businesses and Long-Term Tenants 🧑🍳
In central Pecatu, I found businesses that have lasted for years. BGS Surf Shop and Wung Mad’s cashew chicken restaurant are both local favorites. These places stay open because they serve long-term residents, not just tourists.
There are also newer places like Ohana, a family-friendly restaurant, and gyms like Muscle Beach Club. These businesses are doing well because they cater to people living in the area year-round, not just visitors.
Part 10: Construction Activity and Supply Shops 🧱
I stopped by another Nurmala store, this one combined with a building materials shop. These places are useful for spotting construction trends. If you see many trucks picking up cement, nails, or other supplies, it means the area is still growing.
Busy supply shops mean there are active projects nearby. This helps estimate how much new building is happening without visiting every site.
Part 11: Nightlife Leads to Neighborhood Growth 🌃
In Bali, new neighborhoods often start with a nightclub. Developers choose empty areas to avoid disturbing residents. If the nightclub is cool and located in a trendy spot, people will travel far to visit. Over time, other businesses follow—money changers, mini markets, and small shops.
This pattern has worked in places like Single Fin and Deus. But in Seava, the expected growth never came. The area still feels empty. Even though pioneers like artists and surf executives moved in, the surrounding area has not built up with supporting businesses. The view is great, but the ecosystem is missing.
Part 12: Melasti’s Active Scene and Final Thoughts 🌊
I took a shortcut toward Melasti Beach and noticed a busy parking lot. Lots of motorbikes usually mean something is happening. It turned out to be a resort doing well, likely Sundays Beach Club.
Full parking and active staff show that the area is attracting visitors. Unlike some other parts of the Bukit, Melasti seems to be growing in popularity.
Conclusion:
What I saw on this ride gave a real picture of how Bali is changing. Some areas like Melasti and Pecatu are doing well, with signs of long-term demand and stable businesses. Others, like parts of Balangan and Seava, look great on paper but are too quiet to succeed.
The best way to understand Bali’s real estate market is not just by reading reports, but by getting on the road and looking for the signs yourself. Watch the traffic. Count the water trucks. Check the gym parking lot. These little things tell the real story.
Thanks for joining me on this trip through the Bukit. I will see you on the next episode of the Bali Business Review.
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