Pecatu · Core market

Pecatu property for sale: villas in the service hub of south Uluwatu

Our catalog lists 8 properties in Pecatu, 7 villas and 1 apartment listing, 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 listed8
See properties in Pecatu
Pecatu, Bali
Pecatu · Bali

In short

Pecatu gives you Uluwatu demand at a lower price and a steadier season. Villas earn about Rp 4 million a night at 42% occupancy (AirROI, 12 months to July 2026). But 27.9% of listings sit in farm or protected zones, the highest share in the south, so plot zoning comes before price.

Gusti Ayu

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

For rental income

A steadier season than the cliff, because the property doesn't depend only on surfers. The rate sits below cliffside villas.

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 netting 7–9% a year at 70% occupancy.

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

8 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.

All Pecatu listings in the catalog →

Developers

Developers building in Pecatu

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Pecatu

Law, yields and the local market: the material our own numbers rely on.

All guides →

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 nets 7–9% after expenses at 70% occupancy and Rp 4 million a night. Developer yield guarantees stay out of our numbers.

Nearby

Neighboring areas

All areas →

Core market

Uluwatu

Rp 4.3 million a night · 46% occupancy

Area guide

Core market

Bingin

Rp 3.2 million a night · 59% occupancy

Area guide

Frontier

Nunggalan

Rp 4.3 million a night · 46% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want to hear about new launches before they go public?

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