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There are 2,003 villa listings tracked in Uluwatu as of September 2026. About 80% are leasehold (1,611) and 20% are freehold (392). On delivery, 926 are move-in ready and 1,077 are off-plan, still under construction or only just starting. That is just over half off-plan. Real off-plan supply is likely higher than that, because multi-unit projects often land in the data as one listing rather than every unit. Pererenan is the other way around: about 7 in 10 tracked listings are already ready. On the Bukit, you are more often choosing between a finished villa and a pre-construction ask.
- 80% leasehold 1,611
- 20% freehold 392
- 46% ready 926
- 54% off-plan 1,077
Leasehold prices in Uluwatu
For the rest of the sale side, start with leasehold, which is most of the market. The median leasehold ask is $250k. The average is $317k. That gap comes from larger bedroom counts, where asks climb past $600k and pull the mean up. The typical listing is closer to the median. Bedroom by bedroom, most common first:
| Listings | Bedrooms | Median | Off-plan median | Ready median | Building m² |
|---|---|---|---|---|---|
| 675 | 2 BR | $249k | $254k | $236k | 120 |
| 414 | 1 BR | $168k | $168k | $168k | 66 |
| 380 | 3 BR | $355k | $350k | $363k | 198 |
| 103 | 4 BR | $625k | $589k | $667k | 312 |
| 34 | 5 BR | $859k | $972k | $732k | 560 |
These are asking prices, not closed sales. On leasehold, and especially on off-plan, the final number often lands below the list. If you are still choosing tenure, our guide to leasehold vs freehold in Bali covers the decision factors behind that price gap.
Freehold prices in Uluwatu
Freehold is the smaller slice, 392 listings. The median freehold ask is $377k. The average is $617k. Same story as leasehold: a few large villas above $1M lift the mean. Bedroom by bedroom, most common first:
| Listings | Bedrooms | Median | Off-plan median | Ready median | Building m² |
|---|---|---|---|---|---|
| 133 | 3 BR | $372k | $422k | $350k | 232 |
| 94 | 2 BR | $213k | $242k | $197k | 135 |
| 78 | 4 BR | $856k | $715k | $910k | 399 |
| 47 | 5 BR | $754k | $934k | $754k | 513 |
| 21 | 1 BR | $149k | $148k | $149k | 90 |
| 11 | 6 BR | $1.4M | $1.4M | $977k | 795 |
The 1-bedroom freehold row is a thin slice, and a few even larger freeholds sit above this table. Read small rows as a hint, not a market rate.
Uluwatu is the Bukit side of the story. If you want the same cut for the west coast, see how much a villa in Pererenan costs: fewer listings, much more ready stock, and a different rental profile. For whether that local picture still fits a Bali investment thesis in 2026, pair these asks with the island-wide outlook before you lock a pin.
Rental context in Uluwatu
How much does a property earn in Uluwatu? Take the median, and keep only stays booked at least 40% of the time. That filter is there so the set is mostly professional managers, and so homes the owner uses for most of the year drop out. It is not there to hide weak occupancy and make the area look better. Across Uluwatu, Ungasan, and Pecatu we track 303 active rental listings. 123 clear that 40% bar.
Filtered · Uluwatu / Ungasan / Pecatu · 40%+ occupancy · 123 listings · medians
Median ADR
$197
Nightly rate for the typical listing
Median occupancy
62%
How booked the typical listing is
Median revenue
$3,219
Estimated 30-day revenue
Median RevPAD
$108
Revenue per available day
A typical professionally managed Uluwatu listing in this cut is asking about $197 a night, booked a bit over 60% of the time, and bringing in about $3,200 over 30 days. The squares show where that median sits between the low end and the long top of the range.
That is the area in one glance. Sign up for Arthabase Studio for free and you can go further: open Uluwatu, switch between villas for sale and holiday rentals, set your own filters, and use heatmaps to see which pockets actually earn. The same map lets you test a specific pin against the asks above, instead of stopping at the area median.
FAQ
How much does a villa in Uluwatu cost?
The median leasehold ask is about $250k. The median freehold ask is about $377k. Across 2,003 tracked listings in September 2026, most of the market is leasehold and just over half is still off-plan. Bedroom count and ready vs off-plan move the number a lot, so use the tables above rather than a single average.
What do Uluwatu villa rentals earn?
In the professionally managed cut (40%+ occupancy), the median ADR is about $197, median occupancy about 62%, and estimated 30-day revenue about $3,219. That is 123 of 303 active rental listings across Uluwatu, Ungasan, and Pecatu.
Why is so much of Uluwatu still off-plan?
About 54% of tracked sale listings are off-plan. The Bukit has seen heavy developer launches, so buyers often choose between a ready villa and a pre-construction ask. Real off-plan supply may be higher still, because multi-unit projects often land as one listing.
Is Uluwatu still a good Bali investment in 2026?
Uluwatu has deep sale supply, higher professionally managed rental medians than Pererenan in this cut, and a large off-plan share. That mix can work, but island-wide supply and nightly rates still matter. Read the local numbers here, then check the wider Bali investment outlook for 2026 before you commit.