Buleleng · Emerging
The north coast has the island's cheapest freehold and calmest sea. Buyers are Dutch and German retirees and people who believe in the North Bali airport. Buleleng is under the 2026 ban on new hotels and restaurants, and there is almost no nightly-rental data.
Photos: Wikimedia Commons · Sunset in Lovina — Wikimedia Commons, CC BY-SA 3.0 · The calm sea of the north coast — Ken Eckert, CC BY-SA 4.0 · Banjar hot springs — Dion Hinchcliffe, CC BY-SA 2.0 · Singaraja: the island's former capital — Wikimedia Commons, CC BY-SA 3.0
Lovina is 8 km of black-sand beaches west of Singaraja, the island's former capital. Dolphins at dawn, Banjar hot springs, a Buddhist monastery and mountain waterfalls: a two-day programme, not a two-week one. Hence low nightly rates and thin flow: Buleleng has 1,130 listings at an ADR of about $65.
But land costs what the south cost in 2010: IDR 100–260M per are freehold. The market is retirement homes, small hotels and plots bought for “when the airport comes”. The Kubutambahan airport has been announced since 2015. Its 2026 status is undefined: don't buy on it.
Buleleng · -8.1600, 115.0250 · Google Maps · no new hotels/restaurants from 2026
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, average | IDR 2.59M/m² (259M/are) | Own Property Abroad, 09.05.2026 |
| Land, listings | IDR 100–220M/are, freehold | rumah123.com, 09.2026 |
| Villas | $100–600k+, 2BR freehold IDR 5.5B, 3BR 4B, 7 of 9 freehold | Kibarer, 06.2026 |
| Nightly rate (regency) | ≈$65 (IDR 1.04M) | Airbtics, 12.03.2026 |
| Listings (regency) | 1,130 | Airbtics, 12.03.2026 |
| AirROI polygon | no data | AirROI, 09.2026 |
| 2026 status | Buleleng: new hotels and restaurants banned | Запрет новых отелей/ресторанов в 6 регентствах с 2026, 08.08.2025 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 – Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
What a guest of a villa in Lovina & Singaraja sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
The area's main brand: at dawn dozens of boats head out to the pods of dolphins that feed off the coast almost every morning. Departure at 6 am, about ninety minutes, in fishermen's boats from Kalibukbuk. A dolphin statue on the promenade marks the centre of the village. A calm sea without waves makes Lovina the only place in the north where you can swim year-round.
Three pools of sulphurous water around 38 degrees in a tropical garden, fed from the mouths of stone dragons. Known since Dutch times, locals come for treatment and tourists to soak. Banjar village with its market is next door. Weekday mornings are almost empty. One of the places that keep Lovina's retirees here.
Bali's largest Buddhist monastery on a hill above Banjar, built in 1970. A terrace with a replica of Borobudur, Buddha statues, gardens and a sea view. A quiet place holding meditation retreats, open to anyone in a sarong. Five minutes from the hot springs, usually combined in one outing.
The north's best-known waterfall, 35 metres, on the road from Singaraja to Bedugul. A 10-minute walk down through a garden of stalls, with a pool for swimming below. Two more falls lie upriver where few go. Gitgit sits on the route linking Lovina to the mountains and lakes: half an hour to Lake Bratan and air 8 degrees cooler.
A group of seven falls up to 80 metres high in a gorge above Sekumpul village, often called Bali's most beautiful. The descent takes 30–40 minutes on steps and across the river, a local guide is required. About an hour from Lovina via Singaraja. A half-day trip that villa guests usually put first on their list.
Bali's capital under the Dutch and the island's second-largest city. The old harbour with the Chinese temple Ling Gwan Kiong, colonial warehouses, a promenade and the Yudha Mandala monument. The city holds a university, hospital, markets and all the infrastructure of the north. For Lovina residents Singaraja is town, 15 minutes away: schools, banks, government offices.
A bay an hour west of Lovina with Bali's largest Biorock reef restoration project and calm water. Boats leave from here for Menjangan Island in West Bali National Park: the island's best snorkelling and wall diving. Pemuteran is a quiet resort of its own with boutique hotels, a day trip for Lovina guests.
A 15th-century temple to the rice goddess Dewi Sri and a model of the north Bali style: pink sandstone and dense carving of flowers and figures not seen in the south. It stands among rice fields beyond Singaraja. Nearby Pura Dalem Jagaraga carries reliefs about the Dutch invasion. Tourists are few.
Landmark photos: Wikimedia Commons · Lovina Dolphins: Wikimedia Commons, CC BY-SA 3.0 · Banjar Hot Springs: Dion Hinchcliffe, CC BY-SA 2.0 · Brahmavihara Arama: AnnieGreenSprings, CC BY 2.0 · Gitgit Waterfall: Juan Antonio F. Segal, CC BY 2.0 · Singaraja and the Old Harbour: Wikimedia Commons, CC BY-SA 3.0 · Pemuteran and Menjangan: Sissssou, CC BY-SA 4.0 · Pura Beji at Sangsit: Ondřej Bahula, CC BY-SA 3.0
| Airport | ≈3 h |
|---|---|
| Beach | Lovina: in the area |
| Clinics | RSUD Buleleng (Singaraja) ≈15 min |
| Schools | local, Singaraja |
| Water | dry-season water emergency 2026 |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
IDR 100–220M per are on rumah123 listings (freehold, SHM). LandLoom average IDR 2.59M/m², i.e. about 259M per are.
The Kubutambahan project has been announced since 2015 and put “back on track” several times. As of September 2026 construction has not started: leave it out of the model.
Buleleng regency has 1,130 listings at an ADR of about $65 (Airbtics). Lovina occupancy isn't published. The market is about freehold and living, not Airbnb.
Updated 2026-09-20. Not a public offer. DOMA is an agency: we do not build or sell in this area unless stated on the page.
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