Hills
Uluwatu, Bali.
A private life facing the Indian Ocean
Sixteen villas with pools, on the hills of Balangan, in the south of Bali. Designed for your best weeks of the year, and to welcome travellers the rest of the time.
Architect’s rendering, not contractual
Living here
Live Bali.Differently.
The bay window opens onto the terrace. The wood is already warm under your bare feet, the pool catches the first rays, and the garden still breathes the coolness of the night.
Every villa at Hills is fully private: no shared wall, your garden, your pool, your rhythm. You spend your weeks in Bali there, and the rest of the year it welcomes travellers while you are elsewhere.
Discover the villas
Come in
Pushthe door.
The round teak door opens onto the courtyard. A few steps, and the terrace appears, the pool, the garden, the evening light.
Illustrative sequence made from the developer’s 3D renderings, not contractual
In a few figures
In a few figures
- 16
- private villas, from one to four bedrooms
- 31years
- of leasehold, extendable by negotiation
- 10years
- of guarantee on the structure
- 12min
- from Balangan beach
Our commitments
Our commitments
A villa in Bali is first of all a place where you want to live. It is also a property you entrust thousands of kilometres away. Here is what protects you and makes life simpler.
Privacy
Every villa is fully private: no shared wall, your garden, your pool.
Peace of mind
A gate, a guard present day and night, and a concierge service that welcomes your guests on site.
Guarantee
Developer’s guarantees: the structure is guaranteed for ten years, each element covered according to its nature.
Income
Full rental management on site, with a report every month.
Transparency
Prudent figures, all real costs deducted, assumptions always visible.
A day here
The morningbeginswithlight.
Close enough to the addresses that made Uluwatu famous to reach them in minutes, far enough to keep the calm of the hills. Beaches, golf, beach clubs and the airport are close by.
The location
From Brusselsto Uluwatu.
Bali is an Indonesian island just south of the equator, between Java and Lombok. Hills lies in the south of the island, on the hills of Balangan, on the Uluwatu peninsula, half an hour from the international airport.
- 12,200km
- from Brussels, as the crow flies
- 18h
- of travel, with one stopover
- +6h
- time difference in summer, +7 h in winter
- 30min
- from the international airport
The setting
At the heartof southernBali.
Balangan holds a rare position: close enough to the addresses that made Uluwatu famous to reach them in minutes, far enough to keep the calm and space of the hills. Beaches, golf, beach clubs, restaurants, wellness: everything is there, around the villa.
- 10min
- from the main beaches
- 10min
- from New Kuta golf course
- 18min
- from Savaya
- 30min
- from the international airport
- 02Balangan Beach
- 03Dreamland Beach
- 05Bingin Beach
- 09Padang Padang Beach
- 18Melasti Beach
- 19Greenbowl Beach
- 20Pandawa Beach
- 04El Kabron
- 07Gooseberry
- 08Tsune
- 10AVLI Uluwatu
- 11ULU Garden
- 12ULU Cliff
- 13Teja Uluwatu
- 14Single Fin
- 16Savaya
- 17Sunday Beach Club
- 06New Kuta Golf
- 22Pandawa Golf & Country Club
- 24Kanana Padel Club
- 27Casa Padel Bali
- 29RAW Gym
- 30Lifetime Fitness
- 23Zahra Spa
- 28Hideway Wellness
- 15Uluwatu Temple
- 21Gunung Payung
- 25Garuda Wisnu Kencana
- 01International airport
- 26Sidewalk Jimbaran
The setting
Close to what matters
The legendary beaches of the west coast, the golf course, the best restaurants and beach clubs of Uluwatu are minutes away.
Away from what disturbs
On the heights of Balangan, the estate keeps the calm of the hills and a real sense of space.
A south that is changing scale
High-end infrastructure, golf, padel, wellness centres: the peninsula attracts a demanding clientele, all year round.
Sixteen villas, not one more
A gated estate on a human scale. What is rare here is also the number.
- 6.9M
- foreign tourists in Bali in 2025 (+9.7%)
- 66
- non-stop destinations from Bali airport
- No. 1
- world destination 2026 (Tripadvisor Travellers’ Choice)
Travel times given by the developer; developer’s map, not contractual. Foreign tourists: BPS Bali (official statistics), 2025. Destinations: Flightconnections, September 2026. Ranking: Tripadvisor Travelers’ Choice 2026.
Five signatures
Five interiors,one villa:yours.
Light Japandi
The gentleness of simplicity.
Where Japan meets Scandinavia: light oak, travertine, raw linen and turned wood. Cream and sand tones, few objects, light flowing everywhere. The calm of an interior that asks for nothing.
Dark Japandi
The cocoon, deeper.
The same Japanese rigour in chiaroscuro: honey oak against grey stone, wooden slats, touches of midnight blue and cane. More contrast, more intimacy; a bedroom where you sleep as in a ryokan.
Dark Tropical
The jungle comes into the house.
Dark wood with rounded shapes, veined marble, terrazzo and forest green. Rattan pendants, plants and botanical prints extend the garden indoors. A warm, generous, deeply Balinese style.
Mid-Century Modern
The sixties, in the sun.
Low lines, teak, green marble, cane and round shapes: the relaxed elegance of Californian houses, wide open onto the terrace. Few pieces of furniture, each one designed; the view does the rest.
Modern Tropical Luxury
Resort elegance, at home.
Sage green, travertine, woven rattan and walnut, set off by graphic art. Enveloping seats, natural-fibre lighting: the atmosphere of a boutique hotel, at the scale of a private villa.
Architect’s rendering, not contractual · same living room, same viewpoint
Inside
A villato live in,room by room.
-
The living room
-
The bedroom
-
The bathroom
Sequence from the developer’s 3D renderings, not contractual
Our villas
Our villas
-
The essentials,for two.
One bedroom, a private pool, spaces designed for a couple. from €178,210
See on the plan -
Two bedrooms,a thousand ways to live there.
A couple, a small family or two couples of friends feel at home. from €242,003
See on the plan -
Entertainingin complete privacy.
Three bedrooms, three bathrooms: each to their own calm, all gathered around the pool. from €289,708
- Villa 12€289,708
- Villa 8€373,049
- Villa 5€381,072
- Villa 4€383,376
- Villa 9€385,365
- Villa 7€388,747Under option
-
Anotherdimension.
Four bedrooms for stays that bring people together, up to eight guests. from €435,372
See on the plan -
A blankpage.
Two free plots to design the villa that is like you. from €114,879
See on the plan
Bespoke
A blank page.Here is what itcan become.
Lots 1 and 2 occupy the top of the estate, set against the hill, with a view over everything else. Nothing is imposed: you design your villa with the architect, to the measure of your wishes.
- 01 / 11
Arriving
At the very top of the estate, a round teak door in a sand-coloured lime wall. Behind it, the hill and its coconut palms.
- 02 / 11
Diving in
An infinity pool at the edge of the slope. Below, the roofs of the estate, the hills, and the line of the ocean.
- 03 / 11
Entertaining
A sunken lounge, raw stone on one side, open space on the other, for evenings with friends.
- 04 / 11
Living
A living room under a teak slatted ceiling, bay windows wide open, light filtered through linen pendants.
- 05 / 11
Sharing
A pale stone island, a teak table for eight, the garden within reach.
- 06 / 11
Taking care of yourself
A wooden pavilion set against the jungle, for morning yoga in the mist.
- 07 / 11
Sleeping
Wood, linen, stone, and the view running down to the sea.
- 08 / 11
Waking up
The curtain barely moves, coffee is waiting. The terrace opens onto the palms.
- 09 / 11
Bathing under the sky
A stone bathtub in an open-air patio, under a frangipani tree.
- 10 / 11
Getting ready
Stone, teak and green zellige: the daily gesture becomes a ritual.
- 11 / 11
When evening comes
The villa lights up at the top of the estate. Here, the day ends slowly.
Your bespoke villa
from €360,000
of construction, in addition to the plot (from €114,879 for 31 years).
Imagine my villaVilla imagined to illustrate the possibilities at the top of the estate; illustrations not contractual. Each bespoke project is subject to a study and a quotation.
From above
Sixteen villason terraces,facing the open sea.
The estate rises in tiers up the hill of Balangan: each villa has its own terrace and private pool, and looks out to the horizon. At the very top, two plots await a bespoke villa.
Sequence from the developer’s 3D renderings, not contractual
The estate
Sixteen lots on a 5,174 m² site, linked by a private road. Hover over the plan or the list: each lot lights up in both.
| Lot | Bedrooms | Living space / plot | Price |
|---|---|---|---|
| Villa 3 | 4 | 129 m² / 328 m² | €439,529 |
| Villa 4 | 3 | 115 m² / 289 m² | €383,376 |
| Villa 5 | 3 | 108 m² / 300 m² | €381,072 |
| Villa 6 | 4 | 128 m² / 335 m² | €435,372 |
| Villa 7 | 3 | 113 m² / 289 m² | €388,747 Under option |
| Villa 8 | 3 | 103 m² / 301 m² | €373,049 |
| Villa 9 | 3 | 115 m² / 291 m² | €385,365 |
| Villa 10 | — | 272 m² | Sold |
| Villa 12 | 3 | 96 m² / 237 m² | €289,708 |
| Villa 13 | 2 | 82 m² / 207 m² | €246,701 |
| Villa 14 | 2 | 82 m² / 201 m² | €242,003 |
| Villa 15 | 1 | 51 m² / 147 m² | €179,938 |
| Villa 16 | 1 | 50 m² / 143 m² | €178,210 Under option |
| Plot 1 | — | 322 m² | €114,879 |
| Plot 2 | — | 558 m² | €199,075 |
Availability as of 19/10/2026.
We welcome you, we look after your villa.
- A guard, day and night
- The estate entrance is guarded 24 hours a day; the guard welcomes and assists your guests on site.
- A concierge on site
- Once at the gate, your guests are driven to the villa by golf cart.
- Water, planned ahead
- A 30,000-litre reserve for the residence and 4,000 to 5,000 litres per villa, supplied by tanker truck, as is common on the rocky Uluwatu plateau.
- Management from A to Z
- The developer’s rental management handles the photos, the Airbnb, Booking and Agoda listings, check-ins and cleaning, and sends you a monthly report.
A blank page.
Two plots await the villa you will imagine.
Lots 1 and 2 are sold without an imposed plan. You start from a setting and compose your own house with the architect: the volume, the light, the materials. A setting, and the jewel is yours.
Plot price for 31 years, purchase taxes (5%) and notary (1%) included; architecture and construction extra, permit to be filed according to your project.
Garanties
Structure guaranteed for ten years.
The developer has been building on the island for years: more than 90 homes have already been completed. In Bali, the usual guarantee is often one year. Here, each element of your villa is covered according to its nature, and the structure for ten years.
- 12 months
Waterproofing of roofs, terraces, bathrooms and pool; electricity and plumbing; doors and windows; floors, walls, paint and plaster; built-in furniture; pool; automation, motors, electrical equipment and technical appliances.
- 5 years
Daikin air conditioning (up to 5 years depending on the manufacturer’s warranty and model); Paloma hand showers and drain mechanisms.
- 10 years
Structure according to the soil survey: foundations, footings, load-bearing columns, beams, slabs, framework and retaining walls built by the contractor. UPVC window profiles; leaks on the Paloma taps concerned.
Fire, vandalism and natural disaster insurance with Allianz Indonesia, with a French-speaking contact; reimbursement calculated on the residual value of the project.
And because a dream deserves solid figures.
From
€178,210
turnkey: company, plot for 31 years, construction, pool, garden, furniture and decoration.
Gross rental yield
14.5 – 18.1%
Estimated annual rental revenue, relative to the price.
Net income, all real costs deducted
8.2 – 10.4%
After platform, management, staff, maintenance and refurbishment, accounting, local taxes and company tax.
Example: villa 16 generates an estimated net income of about €1,350 per month.
Non-contractual estimates, based on the developer’s prudent scenario: occupancy rate reduced according to villa size to 65% (4 bedrooms), 67% (3 bedrooms), 70% (2 bedrooms) or 72% (1 bedroom), at the low end of the ranges observed in Uluwatu (the developer assumes up to 79%), constant nightly rate (no increase assumed). Before personal taxation in your country of residence and excluding exchange-rate movements (instalments and management are invoiced in rupiah). The 31-year leasehold gives the right to use the villa and receive its income for its duration, extendable by negotiation.
Payment that follows the build.
- €10,000On reservation: setting up your Indonesian company and deposit.
- 35%Start of works: earthworks, foundations, structure.
- 25%Walls up: walls, slab, roof frame and roofing.
- 20%Equipment: electricity, plumbing, pool, first finishes.
- 15%Finishes: joinery, terrace, coverings, garden.
- 5%Handover of the keys, after quality control and inventory.
About fourteen months of construction. The purchase is made with your own funds: banks in Bali do not finance foreign buyers.
We present, then we guide you.
- The developer
- Developer and builder established in Bali. It designs, builds, guarantees and manages the villa. Contracts are signed directly with it.
- ZORI Properties
- We selected this project and present it to you. We answer your questions, organise the visit and guide you until the signing.
Your questions
Can a foreigner buy a villa in Bali?
Yes, in the form of a leasehold: a right to use the land for a fixed period, here 31 years (30 years plus the year of construction). The purchase goes through a foreign-owned Indonesian company, a PT PMA, set up in your name for about €2,000.
What happens at the end of the 31 years?
The leasehold can be extended by negotiation with the landowner, at any time. The earlier the extension is negotiated, the less it costs.
What does the turnkey price include?
Setting up the company, the land for 31 years with purchase taxes (5%) and notary fees (1%), construction including design, permit, terrace, pool and garden, as well as furniture and decoration.
Have the works started?
Yes. Retaining works for all the villas are under way (October 2026). Each villa is then built in about fourteen months, with regular follow-up in photos and videos.
Can the purchase be financed with a loan?
No. Banks in Bali do not lend to foreign buyers: the purchase is made with your own funds, with payments spread over the duration of the works.
Does the purchase give the right to a visa?
The investment opens access to the KITAS investor visa. The conditions are set by the Indonesian administration.
Who manages the rental when I am not there?
The developer’s rental management, for 15% of revenue: photos, listings, pricing, messages, check-ins, cleaning and maintenance, with a dashboard and a monthly report.
How is the income taxed?
It depends on your country of residence and its tax treaty with Indonesia. We recommend discussing it with your tax adviser before committing.
The full presentation, and your questions.
The estate, the villas, the interiors, the guarantees and the rental management: the full presentation of Hills, by ZORI Properties. A question? Add it: we answer you personally.
Good to know: the purchase is made with your own funds. In Indonesia, banks do not lend to foreign buyers; payment is spread over the duration of the works, about twelve months.
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