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Two notes before the numbers. First, this covers listings currently for sale, not closed sales, so treat figures as asking prices.
Second, in this dataset "Uluwatu" groups Ungasan, Pecatu, Bingin, and Benoa; Jimbaran is tracked as its own market.
1. Kuta Selatan is the district, not the market
Buyers usually think in terms of 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) runs a bit higher than Jimbaran's ($237k).
| Area | Median ask | p25–p75 | Off-plan | Leasehold | New listings (4w) |
|---|---|---|---|---|---|
| Uluwatu | $265k | $189k–$391k | 53% | 80% | 488 |
| Jimbaran | $237k | $180k–$348k | 45% | 76% | 75 |
2. How asking prices spread out
The median tells you the middle, but the range matters more. Uluwatu's for-sale book runs from about $145k at the low end (p10) up to $699k at the high end (p90), with the middle half of listings falling between $189k and $391k.
Listing volume has been strong too: Uluwatu added 488 new for-sale listings in the past four weeks (though this is likely a reshuffling by some agencies, not confirmed), roughly a third of everything tracked across Bali in this pull.
$265k| Band | Ask price |
|---|---|
| p10 | $145k |
| p25 | $189k |
| Median | $265k |
| p75 | $391k |
| p90 | $699k |
3. Prices by bedroom count
Most Uluwatu supply is 1 to 3 bedrooms.
2-bedroom villas are the deepest pocket of the market at a $240k median. 1-bedrooms sit lower at $168k, and 3-bedrooms step up to $360k. 4- and 5-bedroom villas are far less common and cost significantly more.
| Bedrooms | p25 | Median | p75 |
|---|---|---|---|
| 1 BR | $140k | $168k | $203k |
| 2 BR | $193k | $240k | $293k |
| 3 BR | $278k | $360k | $470k |
| 4 BR | $456k | $714k | $1.1M |
| 5 BR | $510k | $860k | $1.3M |
4. Ready-built vs. off-plan
Off-plan makes up over half of Uluwatu's for-sale stock ().
It's also cheaper on average: median ask $252k versus $279k for ready-built, about 10% less (-10% vs ready).
Jimbaran leans off-plan too, though slightly less heavily at around 45%.
The whole Kuta Selatan area is currently the leading market when it comes to off-plan, if you compare to areas like Canggu, which are seeing much less development due to land availability mostly.
5. Leasehold vs. freehold
of listed Uluwatu supply is leasehold.
Freehold listings carry a $384k median ask, about 54% higher than leasehold's $250k median. Paying 54% more in this case means getting almost three times the lease length. On a value for money basis freehold is unbeatable against leasehold, though it is a more expensive and difficult market to join for foreigners.
6. How Uluwatu compares to other markets
Same filters, different markets, so you can sanity-check pricing before drilling into a specific pin.
| Market | Median ask | p25 | p75 |
|---|---|---|---|
| Uluwatu | $265k | $189k | $391k |
| Jimbaran | $237k | $180k | $348k |
| Canggu | $304k | $209k | $500k |
| Seminyak | $295k | $184k | $614k |
Canggu still has the highest median ask of the four. See the Canggu market report for rental context there.
What we noticed recently in the last few months is that property prices are decreasing slightly in Uluwatu and resumed growth in Canggu. The reason for this is up for debate however what we can confidently say is that Canggu market leads with strong occupancy and lower prices while Uluwatu leads on higher ADR and in most cases lower occupancy rates. What we would like to see in the upcoming months as more supply joins the market, gets built and rented is rental prices starting to trend down and occupancy trending up until an equilibrium is reached. Market needs to settle and see how the stock that is up for rent will react to an increase in competition and if there's really enough demand to sustain prices and occupancy. Our biggest fear would be to see supply for sale continuing to increase uncontrollably without any sort of demand justification. If that happens, keep an eye on the many discounts that will pop up in case the durian hits the fan.
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
Practical questions buyers ask about Uluwatu, Bali purchases, and how to use this data. Answers from Alberto's rumble. Not legal advice.
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. Better value for money than freehold, which often costs about 50–80% 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 50–80% 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 10–15%, 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 makes 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.
1–2 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.