The Heights
Munduk
The Heights
Munduk
Eight villas above the clouds in Munduk, one hour from the island's new international gateway. A single mountain estate, rising now.
Around 65% complete. Under construction since July 2025: the land platform, access road and seven of the eight villa structures are done, with architectural finishing now underway. Handover December 2027.
The Heights is a three-chapter story. It began in Bali's crowded south with Bingin, then Melasti, fifteen luxury villas built and entirely sold out, delivered to Kempinski-grade standard by the same team. Munduk is Chapter Three, and the boldest, the moment The Heights leaves the south and opens the north of Bali, the island's next frontier.
Where it began. Eight luxury villas in the south, built and delivered, entirely sold.
Cliff-side villas, completed and occupied. Seven villas, three designs, all sold out.
Explore Melasti →
Opening a new market. Eight villas above the clouds, one hour from Bali's new airport, on the ground floor of the island's future.
Why the north →Canggu, Seminyak, Uluwatu: the land that defined the last decade of Bali has become saturated, priced-out and gridlocked. The future of Bali has a new address, and it points north: cooler air, pristine landscapes, and the single piece of infrastructure that will redraw the island's map.
Bali has always run on one airport in the far south, already beyond capacity at a record seven million-plus arrivals in 2025, after a 19% jump the year before. The new North Bali International Airport is the catalyst: a ~US$3-billion gateway that pulls Bali's growth north. Land next to big new infrastructure rises first, and fastest, and Munduk sits one hour away, in the airport's own region. The smart money buys in early, before the first runway is poured.
Sources: Presidential Regulation No. 12/2025; North Bali International Airport (Wikipedia); public reporting 2025-2026. Government timelines are indicative and subject to change.
The Heights is a five-star resort: eight villas, a lobby and a restaurant, built by the contractor behind the Apurva Kempinski Bali. It sits one hour from Bali's new international airport. The structures are built and the finishing is the next phase, with handover set for December 2027. Bali had a record seven million-plus visitors in 2025, and the old airport in the south is full. Growth is now moving north, where land still costs 60 to 70% less than the south. This is the moment to buy, before the airport breaks ground. You can take the whole resort, or one villa at a time.
One buyer takes all seven completed villas, plus the lobby and restaurant, reached by Bali's first suspended jungle road, the most unique feature on the island: a complete five-star resort on one hillside, handed over ready to run. You own the name, the rental business and all the upside as the airport lifts land values, in one deal. Around 65% complete and building since July 2025, with finishing the final phase before December 2027 handover. An eighth villa, the off-plan Signature, can be added separately; it is not included in the seven-villa price.
Buy one villa, or a few, each on an 80-year lease in your own name. Own US$1 million or more in property and your whole family also gets Indonesia's Second Home visa: a five-year residency, renewable, on one visa.
Land in the airport's own regency typically re-rates first and hardest. North Bali still sits well below the priced-out south.
The first 65%, built since July 2025, already carries all the land, financing and management costs. What remains is offered at construction cost, so the developer margin and airport upside are yours. No off-plan land risk.
Operated as luxury villas, like the sold-out Melasti and Bingin, with managed rental on offer.
Indonesia's recognised leasehold structure (Hak Guna Bangunan). Pricing, payment plan and terms on request.
*Figures are illustrative and drawn from third-party market commentary on North Bali (Buleleng) and the North Bali International Airport. They are not a forecast, guarantee, or financial advice. The full returns model is shared with qualified buyers. Download prices & ROI →
The timing is the point. You buy the resort now, while the north is still cheap and the airport is only on paper. The structures are built and the finishing is next; it hands over in December 2027. Local competitors already run at 81 to 86% occupancy, so the demand is proven, and yours earns from the day it hands over. Then the airport does the work: once it breaks ground, land nearby jumps in value, and a resort like this can be sold or refinanced for far more than you paid. When it opens, more again. This is not a rumour. It is a national project, already funded and approved.
Local competitors run at 81 to 86% occupancy, so demand is proven. Yours earns from the day it hands over.
When the airport breaks ground, land in the same regency jumps in value. Early owners can sell, or refinance, into that demand.
An international airport one hour away, with a new city growing around it. The longer you hold, the more the north fills in.
Owning on an 80-year lease gives your whole family Indonesia's Second Home visa: a five-year residency, renewable, on a single visa.
*Gross ROI of 22.6% (10.2% net) on the seven-villa resort at its EUR 6.6M at-cost price and a conservative 80% occupancy. Local competitors already run at 81 to 86% (see the competition below), where it reaches 24.3% gross (10.9% net), and airport upside is on top. Net is after a 15% management fee and 40% operating costs; the off-plan Signature villa is not included in this price. These are illustrative estimates, not a forecast, guarantee or financial advice. The full model is shared with qualified buyers.
The Heights Munduk is built by HMK, the contractor behind the Apurva Kempinski Bali, the island's benchmark for five-star craft. The villas are designed by the architect behind Alila Villas, and developed by Conceptive, the French team that already delivered The Heights Melasti and Bingin, both sold out. A finish like this isn't improvised; it is the work of people who have built it before.
From two-bedroom retreats to a four-bedroom signature, every villa is engineered for the view and the mountain climate. A single 1.2-hectare estate, set on the slope and surrounded by jungle, with the volcanoes on the horizon. Not a cluster of units, but one mountain resort above the clouds.
From the gateway, the suspended road climbs past the lobby to the two Premium villas, then the two Deluxe, up to the Signature on its plateau, and on to the three Privilège villas crowning the summit. Hover a marker to explore each residence.
Land outline and suspended road traced from the architect's master plan; villa positions shown as surveyed. From the gateway: lobby, two Premium (2BR), two Deluxe (3BR), the Signature (4BR) on its plateau, then three Privilège (2BR) climbing to the open summit. Full survey drawing available on request.
Under construction since July 2025, the resort is around 65% complete: the land platform, the access road and seven of the eight villa structures are done, and the architectural finishing is now underway. Every step, all the way to handover, is on the path below.
Site secured, suspended road formed.
Structures built, finishing is the next phase.
Facades, interiors and the lobby pavilion, starting now.
Completion and keys, December 2027.
No other estate in Bali has this. A road suspended through the canopy reaches every villa without ever touching the forest floor. You arrive in your own electric buggy, gliding above the trees in the silence of the jungle, the volcanoes on the horizon. It is the estate's defining moment, and the shot every guest will post.
At a thousand metres, Munduk breaks every Bali cliché. While the south swelters in heat and traffic, here the air stays cool and misty, 18 to 24°C year-round, the only Bali where the evening calls for a fire. Forested, unpolluted, still: coffee and vanilla country, threaded with waterfalls, beside the twin crater lakes. The Bali that existed before the crowds.
Set in some of Bali's most fertile highland soil, The Heights grows its own food on the hillside, harvested and served the same day in the restaurant. Its water moves in a closed loop: drawn from the mountain's own springs, filtered and bottled on site, used across the resort, then returned through an on-site treatment station to feed the gardens it came from. Nothing is trucked in, and almost nothing leaves. This is luxury that lives in rhythm with the mountain around it, cool, clean and quietly self-sustaining.
Conservatively, about 22.6% gross (10.2% net) a year at 80% occupancy on the seven-villa resort. Local competitors already run at 81 to 86%, where it reaches 24.3% gross (10.9% net), and the airport upside is on top. The full returns model is in the prices and ROI pack. These are estimates, not guarantees.
The estate is offered as a whole resort, or villa by villa. The full price list and the returns model are in the prices and ROI pack, free to download.
The North Bali International Airport, a US$3-billion national strategic project, is one hour away in Munduk's own regency. Land closest to new infrastructure of this scale re-rates first and fastest, so buying before it breaks ground is the early-entry window.
Yes. Owning US$1 million or more in property, on an 80-year lease in your own name, qualifies you and your whole family for Indonesia's Second Home visa: a five-year residency, renewable and multi-entry, on one visa. We handle it end to end.
Yes, through Indonesia's recognised leasehold (Hak Guna Bangunan): an 80-year lease held in your own name. Full terms are in the residency guide.
The resort is around 65% complete and has been under construction since July 2025. The land platform, access road and seven of the eight villa structures are done; the architectural finishing is the final phase, with handover set for December 2027. The four-bedroom Signature is an off-plan extra villa, not yet started and available separately, so it is not counted in the seven-villa price. You acquire a largely built asset, not bare land.
HMK, the contractor behind the Apurva Kempinski Bali, with architecture by the studio behind Alila Villas and development by Conceptive, who delivered The Heights Melasti and Bingin, both sold out.
Eight villas. One hillside. One hour from the new gateway. The smart money moves before the runway is poured, and private viewings, the prices and ROI, and the residency pathway are open to qualified buyers.
Resort and per-villa pricing, the projected returns model and the flip case. Enter your details and it opens straight away.
