Bali is undergoing many changes and sometimes the best way to see what’s happening is simply to get out there and look.
Hi, I’m Jason, a Business Journalist at Bukit Vista. In this episode of the Bali Business Review, I spoke with our CEO, Jing Cho Yang. He set out to see whether the high season was truly underway and which areas were showing signs of real estate growth. Along the way, he uncovered local clues and observations that reveal how Bali is evolving, especially in terms of rentals, infrastructure, and long-term investment potential.
Beach Clubs Show Where the Tourists Go
One of the first signs of economic activity I noticed was a packed parking lot near a beach club. A full parking area often means the area is seeing a lot of short-term visitors.
Beach clubs are more than just entertainment spots. They work like magnets for tourists and short-term rental guests. If the club is full, it usually means nearby villas and rentals are also booked. That kind of crowd suggests a healthy hospitality market. On this day, it was clear that June is very much in peak season.
New Roads Mean New Opportunities
As I rode through the Bukit area, I started noticing newly built shortcuts and side roads. These roads often lead to places that are not yet developed but could be soon.
In Bali, the pattern is simple. First a road appears, then homes, then small businesses. Eventually, the area becomes a full neighborhood. This kind of development is happening in places like Toyaning, where new roads are starting to attract attention from people looking for land or long-term homes.
Where new roads show up, real estate interest usually follows.
Old Quarries and Failed Resorts Are Being Reused
Near a road called Jalan Bali Cliff, I visited a former resort site and nearby quarry. The resort was built by Tommy Suharto, the son of Indonesia’s second president. His plan was to compete with Nusa Dua by building a luxury resort. The resort failed, but the road and access remain.
Now, this area is starting to develop again. Quarries like this are often reused because the land is already cleared and basic infrastructure exists. New villas are starting to pop up nearby. It is a great example of how even abandoned areas can come back to life with the right investment.
Some Areas Favor Long-Term Tenants Over Tourists
Places like Toyaning are not close to the beach, which makes them less appealing for short-term vacationers. But they are starting to attract long-term renters. What makes them attractive is not location, but convenience.
These areas have paved streets, supermarkets, barbershops, gyms, and even sushi restaurants. I also found new one-bedroom villas designed for long stays. Some of them were built based on earlier investment advice we gave at Bukit Vista.
It shows that people are starting to trade beach access for livable spaces and good facilities. For investors, this is an important trend. These places offer stable income through long-term tenants, even without beach views.
A New Highway Could Change Everything
Toward the end of my trip, I came across a major new road that is being built. This road may eventually connect Jimbaran and Uluwatu. The land has already been cleared and construction has started.
This kind of project can open up whole new areas. It improves access, makes transportation easier, and brings more people through areas that were once quiet. At the same time, it may bring more traffic and change the character of certain neighborhoods. Still, for investors, it is often a signal that land values might rise.
🗒️ Read the transcript
Part 1: Introduction and Purpose 🌴
Today I’m taking a motorbike ride around the Ungasan, Pecatu, and Balangan areas to see what’s happening on the ground. I’ll be looking for signs of activity in the real estate and rental markets, both long term and short term, and checking whether the peak season is truly happening in June.
This is part of the Bali Business Review. I’ll keep it fact based and to the point so you get value from what you’re watching.
Part 2: Beach Clubs as Real Estate Indicators 🏖️
I came across a beach club with a full parking lot, which is always a good sign. High traffic in these areas often means nearby short term rentals are doing well. These clubs work like magnets for tourists, and when they’re crowded, it is a strong indicator of local hospitality demand.
People were on the beach, at the bar, enjoying themselves. Clearly, this shows short term rentals nearby are likely in high demand, and yes, the June peak season is active.
However, not everything was perfect. I ran into some issues with hospitality at one venue. First I was invited in, then denied access to return to my motorbike, and finally asked to pay. Some improvements in service would go a long way.
Part 3: Roads and Shortcuts Mean New Development 🚧
Next, I explored some new roads and shortcuts being built in the Bukit region. These roads usually lead to undeveloped land, and when they appear, development often follows.
The pattern is consistent. First come the roads, then homes, then small businesses, and finally a full neighborhood. In one area, the road led to a dead end by a rock quarry, which was less exciting, but in others like Toyaning, the signs of development were clear and promising.
Part 4: Bali Cliff and Forgotten Projects Getting New Life 🏚️➡️🏘️
I passed Jalan Bali Cliff, an area with a story. This road led to what was supposed to be a major resort by Tommy Suharto, the son of Indonesia’s second president. The resort failed, but the road and access points remain.
Now, the area is starting to develop again. I noticed activity in the old quarry next to the road. Quarries like this are often reused because the land is already leveled and infrastructure exists. This lowers the cost of building and makes these sites attractive to developers and investors.
Part 5: Long Term Rental Demand in Toyaning 🏡
Toyaning stood out as a developing area focused more on livability than tourism. It is far from the beach, so it doesn’t attract short term vacationers. But for long term tenants, it offers something different: reliable roads, supermarkets, barbershops, gyms, and even sushi restaurants.
I even saw a new set of one bedroom villas built just as we had advised investors a couple of years ago. These are now being promoted for long term stay. It shows that many people are beginning to prioritize space, comfort, and access to services over proximity to the ocean.
For investors, this is a major shift. These areas can provide stable returns through long term tenants without depending on tourist seasons.
Part 6: A New Highway is Coming 🛣️
Toward the end of my ride, I came across a cleared piece of land that will soon become a highway. This road is expected to connect Jimbaran and Uluwatu. The early signs of construction are already in place.
A road like this could open up many new areas. It will improve access, make transportation easier, and bring more people through places that were once isolated. Of course, it may also bring traffic and impact the environment. But from a real estate perspective, this type of infrastructure is a clear sign that the area will grow in value.
Part 7: Community and Legal Connections 👥📜
While exploring, I ran into Pawido, a well known notary and legal advisor. He is very active in land transactions and often involved when new areas are being developed.
Later I caught up with Pot Wira, another legal advisor, who mentioned the road I saw is the beginning of something larger. It might be part of a bigger highway network that will eventually improve travel between major areas of South Bali. This kind of legal and local knowledge is valuable for anyone thinking about buying land here.
Part 8: Conclusion and Reflection 🌅
That wraps up today’s ride through the Ungasan, Pecatu, and Balangan region. The tour gave clear signs that the real estate market is active. From beach clubs full of tourists to new roads, hillside developments, and growing local neighborhoods, the area is evolving fast.
If you are looking to invest in Bali, do not rely only on charts or data. Get on the ground, talk to locals, and look for small signs of progress. That is where the real insights are.
Thanks for joining me on this ride through South Bali. Catch the next episode of the Bali Business Review soon.
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