Ungasan is the cheapest villa market of the ten Bali areas we track, and by a clear margin. On Rumah123 it carries 2,550 villa listings with a median asking price of about $194,000 — against $521,000 in Canggu. That gap is the whole argument for and against the place, and it is worth understanding what causes it before deciding which side you are on.
Where it is and what it feels like
Ungasan sits on the Bukit, the limestone peninsula south of the airport, between Uluwatu to the west and Nusa Dua to the east. It is dry, high and open — scrub and quarried limestone rather than rice terraces — and the beaches below it, Melasti and Green Bowl, are reached down cliff roads rather than walked to.
That is the first half of the price gap: nothing in Ungasan is walkable. There is no strip of cafés, no beach road, no footfall. You ride everywhere, and eight minutes by scooter to the beach means eight minutes on a scooter, not a stroll.
The second half is water and infrastructure. The Bukit sits on limestone with a deep water table; wells are expensive and municipal supply is patchy. This shows up as a real line in a construction budget and as a real question on an existing house.
The price picture
| Villa listings on Rumah123 | 2,550 |
|---|---|
| Median asking price | ≈ $194,000 (Rp 3.2 bn) |
| Middle half of the market | ≈ $118,000 – $315,000 |
| Median plot | 130 m² — about 1.3 are |
| Median per are of land | ≈ $126,000 |
Snapshot taken 7 October 2026 from a sample of 39 listings, converted at 16,500 IDR to the dollar. Asking prices, not transaction prices.
Read the plot size before concluding Ungasan is cheap land. The median plot here is 130 m² against 315 m² in Canggu — these are small houses on small lots. Per are, Ungasan runs about $126,000 against Canggu’s $170,000: a real discount, but a quarter rather than the two-thirds the headline prices suggest. Much of what looks like cheapness is simply a smaller thing being sold.
What has changed in 2026
Two things worth pricing in.
The construction moratorium does not apply here. Since late 2025 Bali has restricted new permits for tourism accommodation on agricultural land across six regencies — Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung. Ungasan is in Badung, which is outside the ban. New building is still permitted subject to normal zoning and PBG.
Melasti changed the south coast. The access road down to Melasti beach turned a difficult-to-reach stretch into a destination, and the beach clubs followed. Ungasan’s position relative to the coast is better than it was five years ago, and the market has not fully repriced it.
What to check here specifically
- Water. The first question, not the fifth. Well or municipal, depth, pump, and what happens in September.
- Power rating in watts. Small Bukit houses are often wired light. Two air conditioners and a pool pump on 2,200 W is a problem that surfaces in the first hot month.
- The road down to the beach. Minutes by scooter, and whether the route is sealed. A kilometre of broken limestone track reads differently to a guest than it does on a map.
- Zoning. The Bukit has substantial green-zone land. A tourism zone permits short-stay guests; a green zone does not, and the price difference between two identical plots is exactly this field.
Who it fits
Ungasan suits a buyer with a budget under $250,000 who wants a finished house with a pool rather than a share of something, and who is comfortable that the asset is a quiet one: lower entry price, thinner resale market, and income that depends on guests willing to ride to the beach. It suits poorly anyone who wants to walk to a café, or who is buying primarily for liquidity.
Prices above are from Rumah123 and describe the open local market. What the catalogue holds in Ungasan, with the lease term and the full deal cost on each listing, is below.
The median asking price on Rumah123 in October 2026 was about $194,000, with the middle half between roughly $118,000 and $315,000 across 2,550 listings. It is the cheapest of the ten Bali areas we track. Partly smaller product — the median plot is 130 m² against Canggu’s 315 m² — and partly location. Nothing in Ungasan is walkable, there is no café strip, and water on the limestone Bukit is harder and more expensive than in the north. Per are the discount is about a quarter, not the two-thirds the headline prices suggest. Only where the plot’s zoning permits it. The Bukit has a lot of green-zone land where short stays are not lawful, and enforcement exists. Zoning is the single field that decides whether the income case is real, which is why it is stated on every listing in our catalogue. No. The restriction on new tourism-accommodation permits on agricultural land covers six regencies — Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung. Ungasan is in Badung, outside the ban. It is the question to ask first. The peninsula is limestone with a deep water table, wells are expensive to drill and municipal supply is uneven. On an existing house, ask about the well depth, the pump and what the dry season looks like.Common questions
How much does a villa in Ungasan cost?
Why is Ungasan so much cheaper than Canggu?
Can I take guest income from a villa in Ungasan?
Does the Bali construction moratorium affect Ungasan?
Is water really a problem on the Bukit?