Villa management in Ungasan, the quiet side of the Bukit.
Ungasan is the hilltop side of the Bukit, between Uluwatu and Nusa Dua. It is quieter and greener, with clifftop views and easy reach of Melasti and Pandawa beaches. It is popular with groups and families.
Who stays in Ungasan, and when.
Villas here compete with Uluwatu on views, pools and value. Supply is growing across the Bukit.
- Who stays
- Groups and families.
- What they compare
- Views, pools and value, often against Uluwatu.
- Villas that do well
- Two to five bedrooms, with a pool and a view.
- Supply
- Growing, as across the Bukit.
- Season
- The Bali-wide peaks: July and August, Christmas and New Year, and Easter. Chinese New Year and Australian school holidays add smaller peaks.
- Areas we cover
- Ungasan, Melasti, Pandawa and Jalan Uluwatu.
What matters for pricing in Ungasan.
Priced next to Uluwatu
Ungasan villas compete with Uluwatu on views, pools and value. The rate has to reflect all three.
Rates from your own villa
Base, minimum and maximum rates come from your villa’s own history and its competitive set, not the pricing tool’s default.
Growing supply
Supply is growing across the Bukit. That makes listing quality and pricing rules matter more.
What Hospara Manage does in Ungasan.
One team runs the whole villa: the team behind 600 units. We charge one percentage of net revenue, named in writing after the property visit.
Everything Hospara Manage includes- Daily prices set against Ungasan’s own market, not Uluwatu’s.
- Guest service around the clock, in English and Bahasa, on WhatsApp and every booking-site inbox.
- Housekeeping to written procedures, with a supervisor and time-stamped checklists.
- Maintenance with checked contractors. Expenses at cost, with receipts, within the approval limit you set.
- Every booking-site payout matched to its booking, and your payout on the agreed schedule.
- A live owner portal, and a monthly statement built from the booking system (PMS), compared with your zone.
- Owner control: approval limits you set, listings that stay in your name, and a written exit with a notice period and handover.
Our footprint here. Our revenue desk prices 24 villas in Ungasan every day (September 2026).
Across our whole portfolio, occupancy over the past 90 days was 92%, against 58% for comparable villas in the same zones (audit of 17 September 2026). That is a portfolio figure, not a Ungasan one.
Questions from Ungasan owners.
Anything else, ask us by email. A person on our Bali team replies.
How much does villa management cost in Ungasan?
We charge one percentage of net revenue, named in writing after the property visit. The fee, expense rules and approval limits are written into the proposal before handover. Published Bali fee structures in 2026 range from roughly 13% to 25% of gross revenue, often plus a monthly charge. Ask us for a written quote for your Ungasan villa.
Which parts of Ungasan do you cover?
Ungasan, Melasti, Pandawa and Jalan Uluwatu. If your villa is nearby but outside these, ask us. Capacity is added in clusters by zone.
How is Ungasan different from Uluwatu for renting?
Ungasan is quieter and greener, and popular with groups and families. Villas here compete with Uluwatu on views, pools and value.
Do you work in both Ungasan and Uluwatu?
Yes. We price 24 villas in Ungasan and 9 in Uluwatu, as of September 2026. Each villa is priced against the comparable villas in its own zone.
Do you manage villas in Ungasan for owners who live abroad?
Yes. Most owners we work with in Ungasan live in Australia, Singapore or Europe. They get a live owner portal, a monthly statement built from the booking system (PMS), and a named contact in Bali.
How is an Ungasan villa priced?
Every villa is priced daily on PriceLabs against its Ungasan market set. Minimum-stay rules, seasonal profiles and event overrides are reviewed weekly. Our September 2026 audit across 357 Bali villas measured RevPAR up 42% year on year, while the market set fell 13%.
Can you take over a villa that is already listed on Airbnb and Booking.com?
Yes. Listings, photos and any direct-booking domain stay in your name. Existing bookings are transferred where the platform allows. We tell you in advance which ones need re-confirmation.
Zones near Ungasan.
Tell us about your villa in Ungasan.
Send the area, the number of bedrooms and how you rent it today. We will arrange a property visit.
