Bali’s branded residences market evolves amid shifting investor trends

Dynamic investment trends, development hubs emerge from the Island of the Gods

Bali’s real estate sector is undergoing a dynamic transformation, particularly within the hospitality-managed and branded residences space. Once characterised by boutique, independent developments, the Island of the Gods has steadily matured into a key player in Asia’s luxury branded residences market. The momentum continues in 2025, with high-profile brands such as Mandarin Oriental, Anantara, and Aman (Amankila) announcing new projects on the island.

According to the recently released Bali Hotel and Branded Residences Report 2025 by C9 Hotelworks and Horwath HTL, branded residences first emerged in Bali in the 1990s when Aman set a benchmark with its Aman Villas at Nusa Dua. The early 2000s saw further development from prestigious brands like Banyan Tree, Bvlgari, and Karma, especially in areas such as Jimbaran, the Bukit Peninsula, and Nusa Dua.

While branded residences currently account for only 15% of total hospitality-managed real estate supply, the report highlights growing investor interest in these properties. Buyers are increasingly drawn to projects offering professional management, structured operational standards, and the backing of international hotel brands—an attractive proposition amid tightening regulations and rising demand for quality assurance.

Market composition: Small-scale projects still reign

As of March 2025, the C9 Hotelworks and Horwath HTL report notes that Bali’s hospitality-managed real estate market includes 59 projects comprising 3,643 units. Apartments and condominiums dominate the landscape, representing 87% of the total supply, while villas account for just 13%. However, the market remains fragmented, with small-scale developments still prevalent: 41% of projects have fewer than 30 units, and only 5% exceed 200 units—underscoring the rarity of large-scale developments on the island.

Location and pricing trends: Canggu dominates, Uluwatu emerges

Geographically, the report identifies Canggu/Berawa, along with Pererenan and Umalas, as the primary development hubs, with 39% of all projects located here—particularly smaller-scale ones. Canggu continues to thrive due to strong rental demand and a buzzing commercial scene. However, infrastructure bottlenecks and traffic congestion are creating challenges for long-term sustainability.

In response, developers are shifting attention toward Uluwatu, which now represents 20% of Bali’s total supply. The area is gaining traction for its luxury resort-led projects and relatively untapped land opportunities. Other active areas include Nusa Dua (7%), Tabanan (7%), and Seminyak (6%).

In terms of pricing, the report shows that built-up sales prices for condominiums typically range between IDR50-65 million per square metre (USD3,144-4,088), while villas fall in the IDR30–50 million range per square metre (USD1,887–3,145). Branded residences command a premium of 25–35% over non-branded properties, reflecting the value of brand association, managed services, and institutional quality assurance.

Market gaps and ownership structures

Despite its growth, Bali’s branded residences market still has significant room for expansion. Notably, the report points to the absence of hotel-branded condominiums targeting the domestic market—a segment that has seen success in Jakarta but remains largely untapped in Bali.

Related: Hospitality-backed real estate on the rise in Lombok

Ownership structures also play a key role in shaping investor sentiment. While Bali traditionally operates under leasehold terms of 25 to 35 years, Phuket’s more flexible leasehold model—30 years with the possibility of two 30-year renewals—has historically offered greater appeal to foreign investors. However, as land prices surge in Phuket, Bali is increasingly seen as a competitive alternative for luxury property seekers.

The report further highlights the role of PMA (Foreign Investment) companies, which offer longer holding periods than traditional Hak Pakai (Right to Use) titles. With increased regulatory oversight, a rising demand for legal clarity, and the growing appeal of structured, professionally managed investments, branded residences are expected to see continued growth.

The road ahead

Drawing on insights from the C9 Hotelworks and Horwath HTL Bali Hotel and Branded Residences Report 2025, it’s clear that branded residences are not just a passing trend in Bali—they are becoming a cornerstone of the island’s evolving real estate landscape. With premium developments accelerating and investor preferences shifting toward trust, transparency, and operational excellence, Bali’s hospitality-managed residential sector is set for a new era of growth and sophistication.

About Bill Barnett

Bill Barnett—a globally recognised hospitality, tourism, and real estate advisor—is the founder and managing director of Asia-based C9 Hotelworks and esteemed member of the PropertyGuru Asia Property Awards (Greater Niseko) Judging Panel.

In addition to being a leading consultant, he is a frequent speaker at industry events and conferences.  With over 30 years’ experience in the Asia Pacific region, he has an extensive background in hotel operations, development, and asset management. His past employment highlights include Senior Corporate roles at international hotel chains and publically listed companies. Bill is considered to be one of the foremost industry experts in the hotel residences sector.  To date, Bill is the author of four books on travel, property, and hospitality under the titles of Slave to the Bean, Collective Swag, It Might Get Weird and Last Call. 

For more information, email: [email protected].