Anjuna Bay in Uluwatu: the developer behind a multi-phase community

Who appears in the public record

The defining feature of Anjuna Bay is the attempt to build a neighbourhood rather than a collection of unrelated holiday villas. Around Thomas Beach in Uluwatu, the brand is marketing homes alongside retail, dining, wellness and shared facilities. That changes the purchase decision. A villa may look attractive on its own, but much of the proposition rests on what will exist beyond its walls and when residents can actually use it.

The development spans several distinct offers: smaller pool homes at Anjuna Palms; pre-designed or bespoke cliffside villas at Anjuna Aurora; Anjuna Apartments; and commercial schemes promoted under Anjuna Village, Anjuna Shop and Anjuna Lofts and Shop. These are not interchangeable products, nor should their names be counted as completed developments. Anjuna Bay is clearly the public-facing development brand. The precise Indonesian company responsible for signing each property agreement is not established by the official pages reviewed.

What the sources support

The company publishes project pages, a sales-office address and dated progress notes. That gives buyers concrete matters to question, but it is not a substitute for identifying the contract issuer, examining land records and establishing which buildings have the required approvals. The reviewed sites do not provide sufficient evidence to verify Anjuna Bay’s contractual corporate entity or a completed-project track record across the entire masterplan.

The advertised BRI bank guarantee deserves its own document review. Anjuna Palms says Bank Rakyat Indonesia guarantees the investment and provides a full refund if delivery is late. We could verify that BRI offers bank-guarantee services and ways to check issued instruments; we could not verify an instrument covering an Anjuna Bay purchase, its named beneficiary or its claim conditions. The distinction matters because a bank product and an enforceable guarantee issued for your transaction are different things. Rumavi also describes a 30-year lease with a possible 20-year extension for Palms. That listing is not the signed lease: the ability to extend, the price and whose consent is needed all depend on the actual papers. Indonesian land titles, contractual leases and the options legally available to foreign buyers should not be treated as equivalent.

FAQ

Projects and buyer context

The product mix runs from one- to three-bedroom pool homes at Palms to larger, customisable villas at Aurora. Apartments provides a different ownership and management proposition, while the commercial precinct depends on businesses actually operating and attracting customers. One easily missed distinction is on the Anjuna Shop site: it invites businesses to rent retail space. Buyers should not read this as a straightforward sale of the same kind of property interest offered in a residential phase.

Published asking prices are not a dependable single starting price for Anjuna Bay. The Palms website presents a figure from IDR 3.9 billion and separate US-dollar starting prices for different releases, roughly US$190,000 to US$280,000 and upwards. A FazWaz listing shows a different price point. Unit specification, availability, inclusions, currency and transaction date may account for some of the gap, but only a dated offer for the identified property will settle it. Likewise, the site’s return projections are marketing estimates. A rental appraisal would need an occupancy assumption, operating costs, management terms, taxation and an actual letting strategy.

The site is positioned in Pecatu, within the wider Uluwatu area of Bali’s Bukit Peninsula. Anjuna Bay promotes cliffside access towards Thomas Beach, while the Village shops are described along Jalan Labuan Sait. The appeal of a walkable precinct makes access rights more important than they would be in a self-contained villa: a brochure’s beach route does not show whether residents of every phase will have legally secured access. The masterplan’s area is also inconsistent across the brand’s own pages, which refer to 8.5 hectares and 10 hectares. Buyers should use the approved plan and the relevant land records, rather than either number, to identify what is included.

Observable track record

A construction bulletin published by Anjuna Bay on 17 July 2026 offers more substance than the sales renderings. The developer states that Palms was finished in January 2026 and that all its villas had sold. It describes excavation and site preparation at Aurora, while the retail area called Anjuna Village was still under construction, with a target of mid-August 2026. Those are developer statements, not independently verified handovers. We found no completion certificates or phase-by-phase delivery records in the reviewed public material that establish their position as at 18 October 2026.

The competing unit counts are worth attention. Anjuna Palms advertises 30 units on its own landing page; FazWaz records 15 and lists a June 2026 completion date. Aurora has an even less straightforward presentation: the July site update describes 73 villas, its separate sales page shows a 31-unit sales denominator, and FazWaz records 32. Different releases or definitions may explain the figures, but the public evidence does not establish which count belongs to which site boundary. A catalogue marked “completed” is also not proof that a particular unit has been handed over.

What to check