For rental income
A steadier season than the cliff, because the property doesn't depend only on surfers. The rate sits below cliffside villas.
Pecatu · Core market
Pecatu property for sale: villas in the service hub of south Uluwatu
Our catalog lists 20 properties in Pecatu, 13 villas and 7 apartment listings, priced from Rp 3.61 bn to Rp 39.31 bn. Of these, 6 are completed homes, ready to move in. Pecatu is the village that runs southern Uluwatu, with schools, clinics, warehouses and most of the peninsula's services. Land is the big question here, so we check the zoning before any deposit.
- Nightly rateRp 4 million
- Occupancy42%
- Market note27.9% of listings in farm or protected zones, the most in the south
- Entry pricefrom Rp 3.61 bn
- Properties listed20
In short
Pecatu gives you Uluwatu demand at a lower price and a steadier season. Villas earn about Rp 4 million a night. But 27.9% of listings sit in farm or protected zones, the highest share in the south, so plot zoning comes before price.
Is Pecatu the right area for you?
Gusti Ayu will send villas and prices in Pecatu for your budget on WhatsApp.
Who it suits
Who Pecatu works for
To live in
The practical choice: ten minutes to Uluwatu, five to Bingin, with shops, clinics and schools in the village itself.
For resale
Entry runs about a third below the cliff. Clean zoning papers are what make a Pecatu villa easy to sell on.
Rental market
The rental market in Pecatu
Pecatu earns Rp 4 million a night at 42% occupancy. Our model has a pool villa returning 10–12% before costs and about 8–10% after.
Builders here repeat one layout across a site: one- and two-bedroom rental villas, and guesthouses with six rooms.
Area guide
How we look at Pecatu
Pecatu isn't a beach. It's where the peninsula actually lives, with its services, scooter rentals, staff and logistics.
Zoning is the defining issue. We start with the land certificate and the RDTR, not the renderings, and we don't run deals through a nominee owner: since Perda 4/2026 that's a criminal risk.
Properties
20 properties in Pecatu
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
PECATU
from Rp 4.07 bn/ 49 years
ROYA Resort
Pecatu · Resort residences
- 1–2 bedrooms
- 50–107 m²
- leasehold 49
See details
PECATU
Rp 4.72 bn/ 27 + 20 years
Mediterranean-style two-bedroom villa, Pecatu
Pecatu · 2-bedroom villa
- 2 bedrooms
- 153 m²
- leasehold 27+20
See details
PECATU
Rp 9.83 bn/ freehold
Three-bedroom villa with a 36 m² pool, Pecatu
Pecatu · 3-bedroom villa
- 3 bedrooms
- 250 m²
- freehold
See details
PECATU
Rp 3.61 bn/ 29 + 20 years
Two-level one-bedroom villa, Pecatu
Pecatu · 1-bedroom villa
- 1 bedroom
- 84 m²
- leasehold 29+20
See details
PECATU
Rp 39.31 bn/ freehold
Four-bedroom ocean-view villa, Pecatu
Pecatu · 4-bedroom villa
- 4 bedrooms
- 780 m²
- freehold
See details
PECATU
Rp 15.31 bn/ 31 years
Three-bedroom villa with a rooftop and ocean view, Pecatu
Pecatu · 3-bedroom villa
- 3 bedrooms
- 370 m²
- leasehold 31
See details
PECATU
Rp 9.56 bn
Three-bedroom freehold villa, Pecatu
Pecatu · 3-bedroom villa
- 3 bedrooms
- 250 m²
- freehold
See details
PECATU
Rp 5.52 bn/ 22 + 25 years
New two-bedroom villa, Pecatu
Pecatu · 2-bedroom villa
- 2 bedrooms
- 89 m²
- leasehold 22+25
See details
PECATU
from Rp 8.85 bn/ 21 years + 22 years
Keluoli Villas Bingin
Pecatu · Villa
- 3 bedrooms
- 187 m²
- leasehold 21+22
See details
PECATU
Rp 8.85 bn/ 21 years + 22 years
Keluoli Villas Bingin · 3BR villa
Pecatu · 3-bedroom villa
- 3 bedrooms
- 187 m²
- leasehold 21+22
See details
PECATU
from Rp 13.28 bn/ 25 + 25 years
Lyvin Bingin Villas
Pecatu · Villa complex
- 3 bedrooms
- 255 m²
- leasehold 25+25
See details
PECATU
Rp 13.28 bn/ 25 yr 5 mo + 25 years
Lyvin Bingin Villas · 3BR villa
Pecatu · 3-bedroom villa
- 3 bedrooms
- 255 m²
- leasehold 25+25
See details
PECATU
from Rp 7.35 bn/ 36 + 50 years
Lyvin Melasti
Pecatu · Apartment complex
- 1–5 bedrooms
- 80–498 m²
- leasehold 36+50
See details
PECATU
Rp 7.35 bn/ 36 + 50 years
Lyvin Melasti · 1BR apartment
Pecatu · 1-bedroom apartment
- 1 bedroom
- 80.1 m²
- leasehold 36+50
See details
PECATU
Rp 10.78 bn/ 36 + 50 years
Lyvin Melasti · 2BR apartment
Pecatu · 2-bedroom apartment
- 2 bedrooms
- 195 m²
- leasehold 36+50
See details
PECATU
from Rp 7.01 bn/ 33 + 20 years
Lyvin Uluwatu
Pecatu · Apartment building
- 1–2 bedrooms
- 79–81 m²
- leasehold 33+20
See details
PECATU
Rp 7.01 bn/ 33 + 20 years
Lyvin Uluwatu · 1BR apartment
Pecatu · 1-bedroom apartment
- 1 bedroom
- 78.7 m²
- leasehold 33+20
See details
PECATU
Rp 7.01 bn/ 33 + 20 years
Lyvin Uluwatu · 2BR apartment
Pecatu · 2-bedroom apartment
- 2 bedrooms
- 80.5 m²
- leasehold 33+20
See details
PECATU
from Rp 4.78 bn/ 30 + 25 years
Magic Story
Pecatu · Villa complex
- 1 bedroom
- 120–136 m²
- leasehold 30+25
See details
PECATU
Rp 4.78 bn/ 30 + 25 years
Magic Story · 1BR villa
Pecatu · 1-bedroom villa
- 1 bedroom
- 120 m²
- leasehold 30+25
See details
The numbers
What you net in Pecatu
The base occupancy case follows the area's market and the property type. The nightly rate is our estimate, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Keluoli Villas Bingin · 3BR villa3 bedrooms · 187 m² | Rp 8.85 bn | Rp 3.3 million | Rp 803 million | 9.1% | 11.0 years |
| Lyvin Bingin Villas · 3BR villa3 bedrooms · 255 m² | Rp 13.28 bn | Rp 5.1 million | Rp 1.17 bn | 8.8% | 11.4 years |
| Lyvin Melasti · 1BR apartment1 bedroom · 80.1 m² | Rp 7.35 bn | Rp 2.6 million | Rp 630 million | 8.6% | 11.7 years |
| Lyvin Melasti · 2BR apartment2 bedrooms · 195 m² | Rp 10.78 bn | Rp 3.7 million | Rp 912 million | 8.5% | 11.8 years |
| Lyvin Uluwatu · 1BR apartment1 bedroom · 78.7 m² | Rp 7.01 bn | Rp 3.0 million | Rp 615 million | 8.8% | 11.4 years |
| Lyvin Uluwatu · 2BR apartment2 bedrooms · 80.5 m² | Rp 7.01 bn | Rp 3.3 million | Rp 622 million | 8.9% | 11.3 years |
| Magic Story · 1BR villa1 bedroom · 120 m² | Rp 4.78 bn | Rp 1.8 million | Rp 434 million | 9.1% | 11.0 years |
These numbers are a Rise Real Bali estimate based on comparable professionally managed properties in the area and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Developers
Developers building in Pecatu
Companies from our directory with projects in this area. We list what they build, not how we rate them.
- DM Project
- Everville Estate
Guides
Worth reading before you buy in Pecatu
Law, yields and the local market: the material our own numbers rely on.
November 7, 2026·PDF
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October 27, 2026·PDF
Read →
October 24, 2026·PDF
Read →
Straight answers
Questions about Pecatu
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Are Pecatu and Uluwatu the same place?
Administratively, Uluwatu is part of Pecatu village. On the market they're different addresses: Uluwatu means cliffs and surf, Pecatu the residential and service area up the hill. Cliffside Uluwatu costs one and a half to two times more.
Why is the zoning risk so high in Pecatu?
The village is large and much of its land is agricultural. 27.9% of listings sit in farm or protected zones, where you can't build or rent legally. So we check zoning first, before price.
What yield can I expect in Pecatu?
A pool villa returns 10–12% before costs and about 8–10% after, at Rp 4 million a night. Developer yield guarantees stay out of our numbers.