Escrow protection
The plot deposit remains in escrow until official rezoning confirmation is received.
Padang Padang Estate · Uluwatu, Bali
A Sanctuary
to Call Your Own
Five leasehold plots available, five minutes' walk from Padang Padang Beach. A chance to design a home of your own in a private, managed community.
Starting from IDR 45,000,000
05Private plots available
05 minWalk to Padang Padang Beach
~300 m²Average plot size
26 yearsInitial lease term*
Padang Padang · Uluwatu's jewel
The last walkable paradise in Uluwatu
Padang Padang sits on the southwestern tip of the Bukit Peninsula, with dramatic limestone cliffs, one of Bali's most photographed beaches, and Padang Padang Left, a reef break ranked among the world's best waves.
As nearby Bingin rebuilds after the July 2025 removal of illegal beachfront buildings, Padang Padang has quietly reclaimed its place at the heart of Uluwatu's established surf, beach, restaurant, and café culture.
The estate sits down a quiet side road among some of the last established trees on this coastline. Five private plots are available for lease alongside the owner's private residence, three treehouses, and a communal reception. We are adding to the landscape, not clearing it.
Arrange a site viewing ↗
Close to everything
Padang Padang at a glance
See where the estate sits within Padang Padang, Uluwatu, and the wider island of Bali.
Not another Uluwatu development
Designed around the land, not density
We could have built identical homes and sold them off-plan. Instead, buyers receive a complete design to use, adapt, or set aside, with the freedom to create a home that is genuinely their own.
ConsiderationTypical developmentPadang Padang Estate
Home designSold off-plan, with one design for every buyerA fully designed home as a starting point, or the freedom to bring your own vision
CharacterIdentical units repeated from block to blockIndividual homes guided by a shared natural design language
NeighbourhoodMinimal thought for the surrounding communityThe whole estate, and every part of it, considered together
LandscapeLand cleared first and replanted later, if at allEstablished trees retained, with a green belt planted around and between the estate
Built for privacy
Views that cannot be built out
The estate follows the natural 15-degree slope in three considered rows. At the top sit the owner's private residence, three treehouses in a fully greened area, and a shared reception and drop-off that also provides security for the estate.
The middle plots look across the Padang Padang hills, a view the lower row cannot build out. Lower plots face established trees, some over 10 metres tall, with a green belt and required shade planting adding privacy and noise reduction between homes.
The access road remains 4 metres wide during construction, then narrows to a landscaped 3.5-metre lane once heavy building work is complete.
- Approximately 300 m² per plot
- Private parking within each plot
- Shared water and filtration system
- Shared waste collection and security
A chance to design your dream
Start with a complete design, or create your own
What we would rather offer is a starting point and a set of guidelines, then get out of the way. A home has already been fully designed for these plots, with steel stilts, Ulin shingles, a layout built around the slope and views, and a complete 3D model.
Use it as a template, use it as inspiration, or set it aside and bring your own vision. The covenants require sloped roofs in natural materials, an approximate 8 to 10 metre height limit, and 50 to 60% maximum site coverage. Beyond that, the creative direction remains yours.
The green belt, mature laneway trees, and planting around the treehouses will be completed in stages. From there, the estate only becomes greener and more enclosed as everything matures.
Request the Design Brief
Built on the right foundation
A clear legal structure behind every plot
Padang Padang Estate operates under PT Padang Padang Estate. Every owner receives covenant documentation defining their rights, protections, and the estate's obligations.
Documented rights
Lease rights, estate obligations, design covenants, and owner protections are set out in writing.
Hepta oversight
Hepta Solutions supports the legal structure, permits, compliance, and long-term estate management.
Padang Padang Estate partnered with Hepta Solutions to keep the structure legally sound from land acquisition through permits, zoning, compliance, tax, and long-term estate management. The Bali-based team has supported businesses including ByBali Build Consulting, Kalma Bali, and Digital Nomad Estates.
From interest to ownership
How it works
A transparent path with time to review the documents before funds are committed.
Register your interest
Your preferred plot can be held informally for about one week while you review the legal documents, covenants, and estate structure. No payment is required.
Secure your plot
A deposit holds the selected plot and is kept in escrow until rezoning is confirmed.
Rezoning is confirmed
The RDTR application was filed in December 2025. After official QR confirmation, currently expected in October 2026, the escrowed deposit is released and the lease balance becomes due.
Design and build
Use the prepared design, bring your own architect, or combine both. Hepta can coordinate project management, with the final OSS licensing update expected in Q1 2027.
Live in it or earn from it
Make it your home, or place it into the shared management structure when you are away.
*The 26-year lease term is calculated from 1 September 2026. The effective term reduces in proportion to the time elapsed before signing. Final rights and payment terms are governed by the signed legal documents.
A note from the owner
Book a Viewing NowI've been coming to Bali for almost twenty years. Seven years ago I stayed for a dive instructor's course, fell in love with a street dog, and decided to never leave. Since then I've lived through Sanur, Pererenan, and Canggu, and watched each one get destroyed by greed and lack of foresight. I had a pretty clear idea of what I wanted to protect if I ever got the chance to do it differently.
Padang Padang Estate isn't just another development. It's my future home. I'll be living here, in the same small community I'm inviting you into.
I hope Padang Padang Estate can become your home too.
The management option
Use it as a home. Put it to work when you are away.
Land like this does not come back onto the market. But scarcity alone does not hold value; what is built and managed around it does. The design covenants prevent one owner from damaging the outlook, character, or appeal of another's home.
Owners who want rental income can place their home into a shared management structure coordinated through Hepta Solutions, without setting up a separate operating entity. Shared running costs, one service standard, and coordinated compliance help protect nightly rates and the estate's long-term value.
Discuss the management option ↗
Before you decide
Frequently asked questions
Clear answers to the practical, legal, and design questions buyers usually ask first.
What is the lease term and extension price?
The initial lease runs for 26 years from 1 September 2026, reducing proportionally with time elapsed before signing. A further 25-year extension is available. Confirm before August 2031 at the original price plus 15%; after that, market pricing applies.
The land is not rezoned yet. What protects me?
The rezoning application was submitted through Bali's official RDTR process in December 2025 and is in its final stages. Your deposit remains in escrow, and no funds are released, until official QR confirmation is received.
What happens if rezoning or licensing is delayed?
You are not asked to complete the purchase before rezoning is confirmed. If the final OSS licensing update runs beyond Q1 2027, the additional delay is added back to the lease term rather than deducted from it.
What is the payment structure?
You have about one week to review the legal documents. A deposit then secures your plot and remains in escrow until rezoning is confirmed. Once the official QR confirmation is received, the deposit is released and the lease balance becomes due.
How are my rights legally protected?
Every owner receives covenant documentation under PT Padang Padang Estate setting out their lease rights, protections, design obligations, and the estate's responsibilities. Hepta Solutions supports the legal structure, permits, compliance, and long-term management.
Can I bring my own architect?
Yes. A full home concept and 3D model are available as a starting point, but you may bring your own design within the estate covenants and applicable zoning limits.
Can I complete the process from overseas?
Yes. The legal review and signing process can be handled remotely, and a digital site walkthrough can be arranged.
Is the estate already fully planted?
Not yet. Existing border trees, including some over 10 metres tall, are being protected. The green belt, laneway trees, and planting around the treehouses will be completed in stages as heavy construction traffic reduces.
Can the property be rented out?
Yes. Owners may use a shared management structure coordinated through Hepta Solutions, without creating a separate operating entity for each home. Final fees will be agreed with estate owners.
Can I resell or sublease later?
Yes. You may build and sublease, or sublease without building. Any future build must follow the estate covenants, and construction must begin within 18 months of rezoning.
Is private parking included?
There is a shared guest drop-off at reception, but each villa must provide its own private parking within its plot to meet building permit requirements.
Only five plots
Come find your home in Padang Padang
Padang Padang Estate is a small community built by people who love the neighbourhood they are building. Visit the land in Bali, or arrange a digital walkthrough from overseas. Our team will take you through the plots, legal structure, covenants, lease terms, and every question you have.
Talk to the Team on WhatsApp+62 815 5869 9986 · support@padangpadangestates.com