Kana Hills

The project is associated with PT Kana Land Developments and the Kanaland brand. These are not separate neighbouring estates: the names Kana Hills, Kana Hills Ungasan and Kana Hills Villa describe the same scheme. The developer-side site places it on Jalan Indraprasta at Banjar Giri Dharma, within Desa Ungasan in Kuta Selatan, Badung. East2West says roughly 55 villas are planned in seven configurations. Kanaland’s own site and the developer profile on Rumah123 refer to 57. Neither figure has been reconciled against an independently reviewed, approved plot schedule, so an exact estate-wide unit count would give more certainty than the available records justify.

A buyer can at least compare three current Balsa layouts with reasonably clear specifications. The two-bedroom version has 169.5 square metres of quoted building area, a private pool and an open roof terrace. The three-bedroom Type B has 195 square metres and no rooftop, while the larger three-bedroom rooftop version is listed at 223 square metres. All have a carport, and the sales plans show two main enclosed levels for these Balsa homes. Plot dimensions are not identical to building dimensions: the land attached to one Balsa two-bedroom plot, for example, is larger than that attached to other plots of the same type. That distinction matters for outdoor space, privacy and eventual resale comparability.

Acacia and Cedar also appear in the estate’s broader publicity, but the current sales emphasis is not evenly spread across seven types. The brand website labels the Acacia two-bedroom home sold out, while availability signals for the Acacia three-bedroom layout differ between its pages. A developer-associated Rumah123 profile still carries pricing for earlier layouts and a Cedar configuration. None of this establishes that an older unit can still be reserved on those terms. The eleven villas displayed as available across the Balsa pages are best treated as an online inventory snapshot, not a checked stock count. A proper offer should identify the plot, its area and the terms attached to that specific home.

The stated construction timetable needs similar care. East2West describes an eighteen-month build followed by a six-month grace period and says the show villa is being built. The developer’s Rumah123 profile says works began in June 2024, describes a target handover in mid-2028 and elsewhere gives December 2028 as the expected completion date. Those entries may reflect different phases or updates; the published material does not explain the discrepancy. No independent handover record or building fitness certificate has been inspected. For anyone purchasing in October 2026, the meaningful date is the contractual completion and handover trigger for their plot, together with the remedy if that promise is missed.

Location gives the estate a different rhythm from Bali’s beachside accommodation. Jalan Indraprasta is on Ungasan’s elevated residential ground rather than directly on the water. East2West estimates a two-minute drive to the Garuda Wisnu Kencana cultural park, around ten minutes to Udayana University, fourteen to Jimbaran Hospital, twenty to Melasti or Dreamland beach and twenty-seven to Ngurah Rai Airport. They are seller estimates, not guaranteed travel times. Life here is likely to involve regular car journeys, and access at busy hours deserves attention. A highland location can create appealing outlooks, but the advertised panorama of Benoa Bay or Mount Agung should not be assumed for every bedroom or every numbered plot.

The proposed shared spaces are broader than the usual private-pool villa arrangement. Marketing materials describe a single controlled gate, CCTV, round-the-clock security, landscaped courtyards, a shared swimming pool, a pool bar, gym, restaurant and coworking facilities. The developer profile on Rumah123 places a clubhouse in a second phase. An advertised facility is not the same thing as an operating facility, and no opening schedule or independent inspection has established which amenities will be ready at the time each villa is delivered. The distinction affects both daily convenience and the service charges an owner may eventually pay. Private pools also bring their own cleaning, mechanical maintenance and water costs.

The land-right arrangement is the decisive issue for overseas buyers. Kana Hills is marketed with Hak Milik, often abbreviated SHM, which is a registered Indonesian land ownership title. Article 21 of Indonesia’s Basic Agrarian Law reserves direct ownership under that title to eligible Indonesian citizens. Foreign individuals cannot simply take an SHM transfer in their own name because the villa is marketed internationally. East2West mentions possible alternatives, including a right of use or a corporate route, but the public pages do not provide a plot-specific legal structure or signed instrument demonstrating what the foreign buyer would actually hold. An advertising reference to a longer lease does not establish a valid term or extension entitlement either.

Several building and title assurances in the project FAQ also remain statements rather than verified documents. East2West says plot titles have been subdivided and refers to IMB or PBG building permits, an approved site plan and registration through OSS. Copies linked to the advertised plot numbers have not been examined. A building permit deals with authorised construction, while an SLF concerns fitness for use after completion; neither should be inferred from a marketing badge. The ordinary path from a preliminary sales commitment to a final transfer is another separate matter. The agent’s property listing identifies PPJB, a binding preliminary sale agreement, where the main promotional site emphasises eventual SHM ownership. Buyers need the complete documentary sequence rather than treating those labels as interchangeable.

Prices are more visible away from the project’s main inventory pages. Those pages hide plot prices behind an enquiry form, but an East2West property listing checked on 17 October 2026 quotes IDR 6,993,500,000 for a two-bedroom Balsa rooftop villa and IDR 8,582,300,000 for a three-bedroom Type B on a 192-square-metre plot. Separate brokers advertise some older layouts from approximately IDR 4.6 billion. That lower historical number should not be presented as the minimum cost of a villa a buyer can actually reserve today, particularly where the related Acacia range is marked sold out or has unclear availability. Other broker descriptions also contain inconsistent bedroom counts or building-area figures. The current seller-issued plot quotation should prevail over a search result headline.

Budgeting is not finished when an asking price appears. East2West’s FAQ says its prices include a quoted 11% VAT component, building permits, utility connections and a semi-furnished specification. A separate East2West listing calls the Balsa villas fully furnished, so the inventory needs a signed item-by-item schedule rather than a broad furnished label. Notarial work, agreements, title-transfer procedures, bank expenses and other applicable taxes can add to the final outlay. Buyers considering instalments should distinguish the seller’s advertised twenty-four-month payment route from the separate mortgage option of up to twenty-five years, for which a bank must independently approve the applicant. Neither route determines the treatment of payments if the deal is cancelled.

Kana Hills may be attractive as a personal residence for someone comfortable with Ungasan and a construction-stage purchase. It is much harder to value as a rental investment from the publicly available record alone. No verifiable estate management contract, operating tariff, occupancy history or plot-specific permission for the proposed short-stay activity has been produced. The advertised rise in local demand is not a net-return forecast for one property. A buyer planning holiday rentals must establish the permitted use, who will manage guests, the real cost of servicing the pool and building, any common-area levy, and the resale or assignment conditions created by the chosen legal structure. These are the details that turn a villa brochure into an assessable purchase.