About Jimbaran, Bali
Jimbaran sits on Bali's western peninsula between Kuta and Uluwatu, offering a calmer, more curated alternative to Seminyak's bustle. The bay's white-sand beach, famous for its fresh-seafood warung row at sunset, and the area's elevation (rising from beach to 80m above sea level) give it extraordinary visual drama. Jimbaran has the highest concentration of five-star resort infrastructure on the island — Four Seasons, Kempinski, AYANA, Bvlgari — which underpins premium real estate values.
About AYANA Resort
AYANA Resort & Spa Bali is one of Asia's most acclaimed resort properties, appearing consistently in Condé Nast Traveller's top hotel lists. The resort spans 90 hectares with 290 rooms, the iconic Rock Bar suspended above the ocean, and Asia's largest spa. AYANA Residences are a natural extension of the resort's private membership ecosystem, allowing buyers to lock in premium resort access at a fraction of transient rates.
Project Overview
AYANA Residences comprises 42 private pool villas and 18 sky suites on a 6-hectare site contiguous with the main AYANA resort, at elevations delivering unobstructed Jimbaran Bay panoramas. Residents receive full membership of AYANA's facilities including the 1,750 sq m spa, seven restaurants, and Rock Bar priority access. The development is managed by AYANA's own hospitality team, ensuring hotel-grade service continuity.
- AYANA full resort membership — spa, F&B, beach club, Rock Bar
- Bay-facing infinity pools on all villas (minimum 4m × 10m)
- Villa kitchen staffed by AYANA-trained culinarians on request
- In-villa spa treatment room in all 3-bed+ villas
- Helicopter pad and submarine dock access via AYANA marina
- Guaranteed rental yield programme at 8% gross per annum for first 3 years
Unit Types & Configuration
- Sky Suite — 120–180 sq m, hotel-managed, sky-pool access (no private pool)
- 2 Bedroom Villa — 280–320 sq m with private pool
- 3 Bedroom Villa — 450–500 sq m, bay-facing
- 5 Bedroom Estate — 900 sq m with secondary villa and private gate access
Pricing
Sky Suites from USD 350,000. Two-bedroom villas from USD 950,000. Three-bedroom bay-facing villas range USD 1.8–2.7 million. Five-bedroom estates are priced USD 4.5–6.5 million. Pricing is for leasehold (30+20 year structure) with annual service charge of USD 15,000–45,000 depending on villa size.
Investment Verdict
Positives:
- AYANA's 8% gross yield guarantee for three years is one of the strongest in the Bali market
- Rock Bar exclusivity drives premium night rates for villa rentals — Bali's best-known tourist attraction
- AYANA's established rental platform means instant distribution across OTA and direct channels
Watch Points:
- Service charges are above-market — model carefully to ensure net yield remains attractive
- Resort-adjacent residences can experience noise from events and weddings; site position matters