Uluwatu · Ocean View · Leasehold
Kyoko Hills
An exclusive collection of ocean-view residences beside the Bulgari Resort, where Japanese minimalism meets Mediterranean warmth.
$319k
From · 2-Bed
8 – 11%
Net Rental PA
7
Villas
2027
Completion
An exclusive collection of ocean-view residences beside the Bulgari Resort, where Japanese minimalism meets Mediterranean warmth.
Kyoko Hills is an intimate collection of seven ocean-view villas set beside the internationally renowned Bulgari Resort, with two- and three-bedroom residences (Villa Sora, Mori, Hana, Hoshi & Asahi) blending Japanese restraint with Mediterranean warmth, each with a private sauna, ice bath and rooftop lounge.
Held leasehold for 25 years plus a 25-year guaranteed extension, Kyoko is our most accessible entry point into an Uluwatu ocean-view address, from $319k for a two-bed and $649k for a three-bed.
Ocean-view Japandi living: pools, warm-minimalist interiors and light-filled suites. Scroll to explore.
Kyoko Hills is leasehold for 25 years plus a 25-year guaranteed extension. Entry is from $319K for a two-bed and $649K for a three-bed. The projection below is a representative three-bed, modelled on our Ulu Art Bay framework. Illustrative only.
Villa Sora / Mori / Hana · from $649,000 · ADR $400 · modelled on Ulu Art Bay's verified unit economics.
| Scenario | Sale value | Rental income | Net profit | ROI |
|---|---|---|---|---|
| Exit at completion, 2027 | $925,000 | $0 | $197,000 | 30.4% |
| Exit after 3 operating years | $1,102,000 | $168,000 | $527,000 | 81.2% |
| Exit after 5 operating years | $1,238,000 | $298,000 | $782,000 | 120.5% |
Entry prices, leasehold terms and the payment plan are drawn from the current Kyoko Hills brochure. The exit-scenario returns are illustrative projections modelled on Ulu Art Bay's internal financials using market assumptions as of 2026, not guarantees of future performance, an offer, or financial advice. As a leasehold asset, appreciation and exit dynamics differ from freehold. Actual returns vary with occupancy, timing, currency and market conditions. Prospective investors should conduct their own due diligence and take independent advice before committing capital.
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