Badung · Established
A calm bay 15 minutes from the airport, with seafood cafés on the sand, five-star resorts on the hills and more freehold than any other tourist area in the south. The nightly rate is high and occupancy low, so this is an area for living, not for Airbnb.
Photos: Wikimedia Commons · Jimbaran Bay at sunset © Akmaie Ajam, CC BY-SA 4.0 · Seafood dinner on the beach, the area's signature © Okkisafire, CC BY-SA 4.0 · Fishing boats in the bay © Simon_sees, CC BY 2.0 · The Bukit hills above Jimbaran © musnahterinjak, CC BY-SA 3.0
Jimbaran is the transition between the flat south (Kuta) and the Bukit peninsula. Below, the bay with its beach and fish market. Above, Udayana University, GWK park and ocean-view villas. There are many Indonesian buyers and freehold titles, which is rare for Badung.
The short-term market is weak, with 29% occupancy at ADR $190 and revenue down 23% in a year. But it offers what Canggu can't, namely 4–5-bedroom family villas, resort-integrated residences and plots for your own house with a proper road to the airport.
Badung · -8.7900, 115.1640 · Google Maps
DOMA rating, 5 = highest on the island. Land and nightly rate mean price level. Occupancy is AirROI against the island average. Infrastructure covers hospitals, schools and roads. Quiet is the inverse of traffic and nightlife.
| Metric | Value | Source |
|---|---|---|
| Land, freehold | IDR 400–981M/are | Kibarer, 06.2026 |
| Land, leasehold | IDR ≈16M/are/yr (isolated listings) | Kibarer, 06.2026 |
| Villa 2BR | freehold IDR 4.2B · leasehold 8B (26 yrs) | Kibarer, 06.2026 |
| Villa 3–5BR | freehold IDR 6–13.5B, off-plan delivery 2027 | Kibarer, 06.2026 |
| Sold Q3 2025 (Uluwatu–Nusa Dua) | 2BR $253k · 3BR $368k | InvestLand Bali, рынок, Q3 2025, 01.07.2025 |
| Nightly rate (ADR) | $190 | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
| Occupancy | 28.8% | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
| Revenue per listing | $12,100/yr (−23% YoY) | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 to Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
| Listings with price (leasehold) | 28 |
|---|---|
| Median asking price | $242,000 |
| Middle half of the market | $174,000 – $312,000 |
| Median price per m² built | $1,370 |
| Median lease term | 26 years |
| Lease-Year Price, median | $8,400 per year |
| 2-bedroom villas, median price | $220,000 (n=8) |
| 2-bedroom villas, Lease-Year Price | $6,100 per year |
| Listings with 29+ lease years | 36% |
| Residential zoning (where stated) | 86% |
| Off-plan share | 21% |
| Gross yield in listings (asking rent ÷ price) | 10.3% |
DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026. Asking prices, not transactions. IDR converted at 17,960 per USD. Lease-Year Price = price ÷ lease years, see the DUVI definition. Zoning in a listing is not a permit, so check KKPR for the specific plot.
What a guest of a villa in Jimbaran sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
A four-kilometre arc of white sand from the fish market to the headland with cliff hotels. The water is calm, without Kuta's waves, so the bay suits swimming with children. In the evening tables with lanterns are set on the sand, and a fresh seafood dinner at sunset is Jimbaran's signature. The first line belongs to five-star hotels and the fishing village, villas sit in the second row and on the hills above the bay.
A cultural park in a former limestone quarry with a 121-metre statue of Vishnu on Garuda, one of the tallest in the world. Dance performances run in the evening, exhibition halls and viewpoints over the whole south by day. The park hosts major concerts and summits, and Jimbaran's roads are closed on those days. The statue is visible from most villas on the Bukit hills.
The southern part of the bay by the fishing boats, where locals watch the sunset and there are fewer tourists than by the restaurants. The road to the cliff hotels and Tegal Wangi beach starts here. Villas near Muaya are sold as Jimbaran by the sea, though the beach itself is usually a 5–10-minute walk through the village.
A small cove below the cliffs south of the bay with natural rock pools that fill at high tide. The descent is steep and there is no infrastructure, so few people come even in season. One of the Bukit's best sunsets and a popular wedding-photo spot. Ocean-view villas are being built around Tegal Wangi, with trucked water or deep wells.
The morning market at the north end of the bay where boats land the catch from four in the morning. Tuna, snapper, squid and lobster are sold by weight and grilled over charcoal next door for a small fee. For Jimbaran residents it is the daily fish supply, for villa guests a great outing before breakfast.
Bali's main university occupies a large campus on the hill above Jimbaran, and it shows in the market, with many Indonesian families, student housing and long-term tenants. The Unud Hospital university clinic stands here too and is considered one of the best in the south. The area around the campus is built up with freehold houses, rare for Badung.
An old village temple in central Jimbaran dedicated to the guardian of the rice fields, a reminder that before the hotels this was a farming village. On ceremony days the main road closes for a few hours. Jimbaran's traditional market with morning vegetables and flowers is next door.
The first of the Bukit's big beaches south of Jimbaran, with a long strip of white sand below the cliff, a surf wave and warungs on stilts. The clifftop viewpoint takes in the whole bay. Balangan divides Jimbaran from Uluwatu, and villas between them are bought by people who want both a beach and the airport nearby.
Landmark photos: Wikimedia Commons · Jimbaran Bay © Akmaie Ajam, CC BY-SA 4.0 · Garuda Wisnu Kencana park © Terryosano1, CC0 · Muaya Beach © Simon_sees, CC BY 2.0 · Tegal Wangi Beach © musnahterinjak, CC BY-SA 3.0 · Kedonganan fish market © Jorge Franganillo, CC BY 2.0 · Udayana University © Yoshi Canopus, CC BY-SA 4.0 · Balangan Beach © MickiMouse2, CC0
| Airport | 15–25 min |
|---|---|
| Beach | Jimbaran Bay in the area |
| Clinics | Unud Hospital, BIMC Nusa Dua ≈15 min |
| Schools | international ones in Nusa Dua and Kuta 15–20 min |
| Water | deep wells on the hills, verify the source |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
The area was settled by Indonesian families and the university rather than tourists. Land trades with Hak Milik certificates, which a foreigner can only hold via a PMA company or as leasehold.
Low for a nightly model. Occupancy of 29% at $190 a night gives about $12k a year per listing. People buy here to live or for long contracts.
Kibarer listings show IDR 400–981M per are freehold. The top of the range is first line and ocean views.
Updated 2026-09-20. Not a public offer. DOMA is an investment partner in Bali. We do not run projects in this area unless stated on the page.
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