How Much Does a Villa in Uluwatu Cost? Asking Prices and What Drives the Premium
A villa in Uluwatu costs between $177k for a 1BR leasehold off-plan and over $1.5M for a 6BR. Here is what 593 sale listings from June 2026 show: the area has the highest off-plan share in Bali (59%), the highest freehold premium (169%), and a wide sub-area spread from Bingin to Pecatu, each with its own price logic.
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Uluwatu, the bukit peninsula south of Kuta, is Bali's second-largest villa sale market by listing count with 593 tracked listings. It is also structurally different from Canggu: 59% of all Uluwatu listings are off-plan, developer-launched projects. That is the highest off-plan share of any macro area in Bali. For buyers, this changes the decision entirely: you are not choosing between locations, you are choosing between an established ready market and a predominantly pre-construction one.
1. What does a villa in Uluwatu cost?
The median asking price for a villa in Uluwatu is $272k. By bedroom:
The jump from 3BR to 4BR is particularly steep: $452k to $1.1M. This reflects the concentration of luxury cliff-and-ocean villas in the 4BR+ segment, which inflate the mean considerably above the typical 4BR leasehold price.
2. 59% off-plan: what it means for buyers
Of the 593 Uluwatu listings, 351 are off-plan and only 242 are ready stock. This is not coincidence. It reflects the bukit peninsula's development cycle. Developers acquire land, stage launches, and sell units before breaking ground. The consequence is a thin ready market: if you want to buy and occupy immediately, your options are limited to that 242-listing pool.
Off-plan listings in Uluwatu typically ask $336k versus $565k for ready, a 41% discount. The same logic as Canggu applies: that discount needs to compensate for execution risk, timeline (often 18–36 months), and missed rental income. With ready supply at $565k, the off-plan entry at $336k is genuinely attractive if the developer can execute. The risk is that many cannot, or do not, on schedule.
The 2BR ready-to-off-plan gap in Uluwatu is $140k ($347k vs $207k). At 4BR+, the gap widens sharply as luxury ready villas dominate the ready pool.
3. Freehold commands a 169% premium
84% of Uluwatu listings are leasehold. The 93 freehold listings ask a 169% premium over comparable leasehold, the highest freehold premium of any area in Bali. A leasehold 3BR might ask $396k; a freehold equivalent can ask $1M+.
The scarcity is geographic and regulatory. Bukit peninsula land is largely controlled by family groups who have historically not sold freehold, and the cliff-and-ocean plots that make Uluwatu desirable are particularly difficult to acquire with full title. For buyers who require freehold, Uluwatu is a challenging market. The premium reflects that difficulty directly in asking prices.
4. Sub-area prices: Bingin, Balangan, Pecatu
Bingin (177 listings, $374k) is Uluwatu's liquid mid-tier with the deepest comp set and a wide range from entry-level off-plan to high-end ready. Balangan (96 listings, $386k) and Ungasan (94 listings, $355k) are competitive in volume. Pecatu ($480k) is the most expensive of the well-tracked sub-areas, reflecting the premium cliff-facing development clusters. Nyang Nyang ($331k) represents the more accessible fringe of the peninsula.
| Sub-area | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| Bingin | 177 | $374k | $487k | $294k | $346k | $784k | 190 | 297 |
| Balangan | 96 | $386k | $477k | $314k | $350k | $906k | 175 | 301 |
| Ungasan | 94 | $355k | $451k | $278k | $318k | $757k | 185 | 310 |
| Pecatu | 65 | $480k | $628k | $356k | $431k | $1.1M | 225 | 360 |
| Nyang Nyang | 34 | $331k | $426k | $243k | $295k | N/A | 162 | 279 |
| Pandawa | 32 | $601k | $1.1M | $282k | $284k | N/A | 258 | 412 |
| Padang Padang | 26 | $416k | $528k | $322k | $374k | N/A | 202 | 324 |
| Dreamland | 22 | $358k | $445k | $277k | $321k | N/A | 178 | 285 |
| Bukit | 18 | $344k | $423k | $272k | $310k | N/A | 181 | 290 |
| Suluban | 12 | $388k | $488k | $301k | $352k | N/A | 194 | 308 |
| Kutuh | 7 | $362k | $447k | $282k | $326k | N/A | 186 | 296 |
| Melasti | 5 | $423k | $531k | $330k | $381k | N/A | 208 | 332 |
| Nunggalan | 5 | $374k | N/A | $374k | $338k | N/A | 188 | 300 |
| Bedrooms | Listings | Avg price | Ready | Off-plan | Leasehold | Freehold | Bldg m² | Land m² |
|---|---|---|---|---|---|---|---|---|
| 1 BR | 119 | $203k | $247k | $177k | $183k | $416k | 83 | 131 |
| 2 BR | 244 | $263k | $347k | $207k | $233k | $510k | 144 | 227 |
| 3 BR | 142 | $452k | $594k | $336k | $396k | $1.0M | 254 | 421 |
| 4 BR | 52 | $1.1M | $1.3M | $879k | $951k | $2.3M | 322 | 554 |
| 5 BR | 27 | $1.2M | $1.7M | $842k | $1.1M | N/A | 380 | 617 |
| 6 BR | 9 | $1.5M | $1.9M | $1.2M | $1.4M | N/A | 469 | 762 |
5. Rental yield: what Uluwatu villas earn
This article covers asking prices. To understand whether the price makes sense as an investment, you need rental performance data: occupancy rates, ADR, RevPAR, and seasonal trends for Uluwatu sub-areas. That is what the ArthaBase area report provides - built specifically so investors can see what comparable villas in their target location actually earn before committing to a purchase. For a broader view on Bali villa earning potential, see how much a Bali villa can earn.
6. Uluwatu vs Canggu: which is better value?
Uluwatu's median ($272k) sits below Canggu's ($291k), reflecting the weight of off-plan entry-level stock. The supply dynamics are very different. Uluwatu has far more off-plan supply (59% vs 42%), which means most listings carry execution risk. Canggu's ready market (413 listings) is nearly double Uluwatu's (242 listings) - giving Canggu buyers more choice in completed stock. The freehold premium is also higher in Uluwatu (169% vs 128%), making full-ownership entry more expensive.
For context on all Bali areas and the full supply picture, see the Bali villa price snapshot. On the broader investment case, Is Bali still a good place to invest in 2026? gives an honest read on where the market stands.