Uluwatu Villas for Sale: 2026 Market Data

Before diving into the numbers, note that this report covers current listings for sale, not closed sales, so all figures reflect asking prices only.

Second, in this dataset, "Uluwatu" groups Ungasan, Pecatu, Bingin, and Benoa; Jimbaran is tracked separately.

1. Kuta Selatan is the district, not the market

Buyers typically consider locations based on villages and beaches: Ungasan, Pecatu, Bingin, Balangan, Jimbaran, and the Nusa Dua/Benoa stretch.

For supply analytics, this dataset works at a market level, and those villages roll up into two markets.

• Ungasan, Pecatu, Bingin, and Benoa fall under Uluwatu.
• Jimbaran and Balangan fall under Jimbaran.

Uluwatu's median ask ($265k) is a bit higher than Jimbaran's ($237k).

2. How asking prices spread out

3. Prices by bedroom count

Most Uluwatu supply is 1 to 3 bedrooms.

Two-bedroom villas make up the largest segment of the market, with a $240k median price. One-bedrooms are lower at $168k, while three-bedrooms rise to $360k. Four- and five-bedroom villas are much less common and command significantly higher prices.

4. Ready-built vs. off-plan

Off-plan makes up over half of Uluwatu's for-sale stock (53%).

Off-plan properties are generally cheaper: the median ask is $252k compared to $279k for ready-built, about 10% less .

Jimbaran leans off-plan too, though slightly less heavily at around 45%.

The whole Kuta Selatan area is currently the leading market for off-plan compared with areas like Canggu, where development is more limited by land availability.

5. Leasehold vs. freehold

80% of listed Uluwatu supply is leasehold.

Freehold listings have a $384k median ask, about 54% higher than leasehold's $250k median. Freehold offers strong value for money, but it is a more expensive and challenging market for foreigners to access. See leasehold vs freehold decision factors.

6. How Uluwatu compares to other markets

Same filters, different markets, so you can sanity-check pricing before drilling into a specific pin.

Canggu still has the highest median ask of the four. See the Canggu market report for rental context there.

Recently, property prices have dipped slightly in Uluwatu and resumed growth in Canggu. The reasons are debatable, but Canggu currently leads in occupancy and offers lower prices, while Uluwatu has higher ADR and often lower occupancy. As more supply enters the market, rental prices may trend downward while occupancy rises, moving toward equilibrium. The market needs time to adjust and for demand to catch up with increased supply. The main risk is that supply for sale continues to grow without sufficient demand, which could lead to price discounts.

7. When you're ready to look at rentals

Everything above is for-sale supply only. For occupancy, ADR, or bedroom-matched Airbnb comps on a specific Uluwatu or Jimbaran pin, open Studio. Related reading: Uluwatu villa price guide, leasehold vs. freehold.

In Arthabase Studio you will be able to look at market dynamics more closely and follow the month as it evolves over time.

8. FAQs

What is Uluwatu / Bukit like to live or stay in vs Canggu?

It mostly comes down to whether you're a pure investor chasing gain and momentum, or a lifestyle buyer who wants an area that fits how they like to live.

Uluwatu is beautiful. Beaches, cliffs. Canggu has a particular, almost chic lifestyle.

Investment-wise they differ. Don't assume one won't look more like the other over five years.

Right now Uluwatu looks more like the opportunity. Canggu is more stable for rentals, but competition is heavy. That competition will reach Uluwatu in the coming years.

How much do cliffs, access roads, and tourism patterns matter for a pin?

It matters a lot.

Being near a point of interest is generally better. But Uluwatu / Bukit is a big, dispersed peninsula. Tourists exploring usually have transport. You can't expect to be near everything.

Bali is very varied with micro-areas. Near vs far is relative. A better view can earn more if the place is managed well.

Can foreigners buy property in Bali, and what does the usual path look like?

Foreign buyers generally acquire via leasehold, with a passport. It can offer better value for money than freehold, which often costs about 50 to 80% more.

Once you've found a property, the path is relatively simple: agency or developer, then a deposit, then you choose a notary for document checks. If the docs are OK, you proceed. The deposit is generally returnable if there are documentation issues.

Not legal advice. Use a notary or lawyer on the deal itself.

Leasehold or freehold for a foreign buyer in Uluwatu?

Foreign buyers usually go leasehold. Freehold often costs about 50 to 80% more.

On a value-for-money basis, leasehold is usually the better entry. Freehold is a different, more expensive market to join.

Terms, extensions, and exit still need a notary or lawyer. This is not legal advice.

What yield or occupancy should someone expect from a Bukit / Uluwatu villa?

Relatively young, developing market. Aimed at luxury clientele for now: rents are high, occupancy is growing.

Supply is also growing. Many new properties are entering. Still somewhat speculative, but still a growth opportunity.

Regional government appears to be developing new roads to improve access. Right now one main artery is permanently congested, which stretches travel times a lot.

What are the main investment risks you see in Uluwatu right now?

Markets do what markets do. Early 2023 Uluwatu felt like gold. Later arrivals extract less. Normal supply and demand.

Is oversupply a problem right now? No. But the direction looks that way.

More important than "is there too much supply" is going upstream: will there be enough demand to absorb supply without ADR racing to the bottom.

2026 looks on track to close higher than the prior year despite early-year slowdowns. Bali is still internationally relevant. Further growth is likely. Whether it's enough to cover all the new properties, we'll see.

When would you buy ready vs off-plan?

Choose off-plan to optimize entry price if you accept more risk than ready stock. Also customization.

Most buyers choose off-plan for a lower entry and a higher yield when rented. Discount is roughly 10 to 15%, max around 20%. Property-dependent, not a fixed rule.

How do villa management and short-term rentals usually work?

Roughly half of revenue goes to taxes, maintenance, management agency, and small fees.

Higher standards / hotel-ready can cost more, but can lift reviews, OTA placement, occupancy, and ADR.

Management agencies typically take 10–25% of revenue. That range isn't random: 10% often can't match the quality and marketing of 25%.

Management choice is crucial. The property itself is maybe half the work or less. Management can make the difference between winning and losing on rentals. Don't take this for granted.

Bedroom count: 1, 2, or 3 BR for investment in Uluwatu?

Strategic and budget.

1 to 2 bed are most common and rent more often. Higher ADR tends to start more from 3 bed.

Use Arthabase Studio to compare how segments perform.

What is Arthabase useful for?

Market overview of for-sale stock, prices, and how a pin might perform vs nearby rentals. A good indication for a potential investment, not a guarantee.

Data is good, but it must be filtered, understood, and ideally discussed with a market operator for solid decisions.