Mazari targets long-stay buyers as Bali market matures

The developer says demand is shifting beyond rental investors.

Mazari Group designed its latest Bali villa project around long-stay residents and end-users as rising costs, tighter regulations, and changing buyer preferences reshape development economics in Bali.

“Spaces which look beautiful but do not function intelligently have a shorter shelf life than many developers assume,” Angela Udemba, founder of Mazari Group, told Real Estate Asia.

The company developed Svara Boutique Residences, a 29-villa project in Bingin, to serve both extended-stay residents and rental guests. Each villa includes a full kitchen, private pool, and layouts focused on storage, natural light, and practical living spaces.

Mazari said demand has shifted beyond buyers focused primarily on short-term rental returns, with more purchasers prioritising livability, privacy, and long-term value.

Udemba said villas designed for both owner occupation and rental use tend to perform more consistently across market cycles.

The project also reflects growing operational challenges facing developers in southern Bali. Svara includes a private deep well system after restrictions on municipal water connections made reliable supply a concern for some developments in the Uluwatu area.

“PDAM regulations amongst other challenges of the area have made reliable water supply a serious operational concern for many new developments in Uluwatu,” Udemba said in an emailed reply to questions, referring to Perusahaan Daerah Air Minum, Indonesia's regional government-owned water utility. “We addressed this at the design stage.”

Amenities at the project include Sable & Stone Café & Spa, sauna and cold plunge facilities, a fitness studio, and 24-hour butler and security services. The development also accommodates private events, boutique retreats, and full-property buyouts.

Mazari has taken a selective approach to expansion despite continued demand for Bali property. Udemba said the company has launched only two projects, whilst some competitors have pursued several projects.

“It is a discipline that occasionally costs us speed, but it has never cost us a project we regret,” she said.

The developer evaluates land costs, regulatory requirements, and product suitability before proceeding with a project. It also works with local consultants and authorities during the early planning stages to assess zoning rules and site constraints.

Mazari does not build at maximum density, instead reserving more open space for residents and visitors. Udemba said the strategy reflects a growing preference amongst buyers for landscape, privacy, and tranquillity rather than location alone.

For foreign buyers, the company provides guidance on leasehold and foreign-owned company ownership structures, ensuring investors understand the legal and practical implications of each option before committing.

Udemba said developers are facing growing pressure to maintain quality as costs rise.

“Rising land and construction costs are compressing margins to a point where volume-led development becomes economically difficult to sustain at any real standard of quality,” she said.