Uluwatu · Core market

Uluwatu property for sale: clifftop villas for nightly rentals

Our catalog lists 54 properties in Uluwatu, 44 villas and 10 apartment listings, priced from Rp 1.72 bn to Rp 65.65 bn. Of these, 24 are completed homes, ready to move in. Buyers come to Uluwatu for a villa above the ocean to rent by the night, because guests pay for the cliff and the sunset. The average of Rp 4.3 million a night at 46% occupancy is the best combination in the south.

  • Nightly rateRp 4.3 million
  • Occupancy46%
  • Market note26.1% of listings in farm or protected zones
  • Entry pricefrom Rp 1.72 bn
  • Properties listed54
See properties in Uluwatu
Uluwatu, Bali
Uluwatu · Bali

In short

Uluwatu has the best rate-and-occupancy mix in the south: Rp 4.3 million a night at 46% occupancy (AirROI, 12 months to July 2026). A well-chosen view villa nets 8–10% a year. Land is the main risk, as 26.1% of listings across the peninsula sit in farm or protected zones.

Gusti Ayu

Is Uluwatu the right area for you?

Gusti Ayu will send villas and prices in Uluwatu for your budget on WhatsApp.

Who it suits

Who Uluwatu works for

For rental income

The strongest nightly market in the south, with a marked season: peaks in July–August and December, a dip in February.

To live in

Cliffs, surf breaks and sunsets, with Pecatu's schools and clinics up the hill. Getting around means a scooter or a driver, since the terrain is steep.

For resale

Clean zoning is what sells. A villa with a verified plot and a view keeps a deep pool of buyers.

Rental market

The rental market in Uluwatu

The peninsula, from Uluwatu and Pecatu to Suluban, Bingin and Melasti, earns one of the highest nightly rates on Bali at 46% occupancy. Demand swings with the season.

A view villa nets 8–10% a year in our model, against 6–9% in Canggu. When a developer quotes a yield worked out on Canggu numbers, we rerun it for Uluwatu.

Area guide

How we look at Uluwatu

Land is the peninsula's main risk. More than a quarter of listings sit in zones where you can't build or rent.

So we start with the RDTR rather than the renderings. Nominee arrangements are off the table too, because Perda 4/2026 made them a criminal risk.

Properties

54 properties in Uluwatu

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 Uluwatu listings in the catalog →

The numbers

What you net in Uluwatu

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
AZORIA Solea1 bedroom · 40 m²Rp 2.77 bnRp 1.6 millionRp 244 million8.8%11.4 years
AZORIA Imperio3 bedrooms · 120 m²Rp 5.83 bnRp 3.2 millionRp 488 million8.4%11.9 years
AZORIA CabanaStudio · 28 m²Rp 1.72 bnRp 1.2 millionRp 176 million10.3%9.8 years
APB Villa Meridian 2BR2 bedrooms · 106 m² · plot 160 m²Rp 3.36 bnRp 2.2 millionRp 339 million10.1%9.9 years
APB Villa Meridian 4BR4 bedrooms · 161 m²Rp 4.27 bnRp 3.2 millionRp 488 million11.4%8.7 years
Tamora Axis · 2BR villa2 bedrooms · 138 m²Rp 4.49 bnRp 2.4 millionRp 366 million8.2%12.3 years
Tamora Axis · 3BR villa3 bedrooms · 298 m²Rp 8.24 bnRp 3.4 millionRp 516 million6.3%16.0 years
SOMOSHOTELS · 1BR apartment1 bedroom · 34 m²Rp 2.53 bnRp 1.5 millionRp 231 million9.1%11.0 years

These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) 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 Uluwatu

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 Uluwatu

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

All guides →

Straight answers

Questions about Uluwatu

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

Uluwatu or Canggu: where is the yield higher?

Uluwatu wins on both rate and occupancy, but its season swings harder: peaks in July–August and December, a dip in February. A well-chosen view villa nets 8–10%; in Canggu it's 6–9%.

What's the risk with green zones in Uluwatu?

In farm and protected zones you can't build or rent legally. 26.1% of listings fall there. We check the zoning under the RDTR before the deposit.

How much does it cost to buy in Uluwatu?

Apartments start around Rp 1.77 bn, two-bedroom villas in multi-villa projects around Rp 3.36 bn, and cliffside villas around Rp 7.08 bn.

Nearby

Neighboring areas

All areas →

Core market

Bingin

Rp 3.2 million a night · 59% occupancy

Area guide

Core market

Pecatu

Rp 4 million a night · 42% occupancy

Area guide

Frontier

Nyang-Nyang

Rp 2.5 million, our model a night · — occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
On WhatsApp

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

Developers open pre-sales to agents first, often at a lower entry price. Leave your WhatsApp and I'll message you when something fits your budget.