Villas for Sale in Uluwatu
We find villas and land in Uluwatu, check the zoning before you pay a deposit, and tell you straight when a block isn't worth it.
Zoning checked first.
We confirm what a block is zoned before you commit, and we tell you when the answer ends the deal.
Prices with dates on them.
Land per are and build cost per square metre, stated with the month and the source.
Paid by the seller.
Nothing to you as a buyer on a sourcing deal. We tell you which side we are on before you ask.
One conversation.
Direct to WhatsApp. No enquiry form, no drip sequence, no being passed between agents.
Nothing to you as a buyer on a sourcing deal. We are paid by the sell side, standard practice here, and we will tell you which side we are on before you ask.
What Uluwatu Land and Villas Cost
No dated land price per are is published for Uluwatu. Agents fold Pecatu and Ungasan listings into one broad Uluwatu label instead of quoting a corridor average, so the clearest sourced numbers run per square metre instead.
Magnum Estate priced Bukit land at USD 310 to USD 940 per square metre as of June 2026, and an ocean-view three-bedroom villa was asking USD 500,000 to USD 900,000 on the same date. Price splits sharply by position on the cliff:
The rest of the return picture, projected rather than promised:
- Gross yield: 10 to 16% for well-positioned luxury villas, per Magnum Estate, 2026.
- Net yield: 4 to 6% self-managed, 10 to 15% professionally managed, per Magnum Estate, 2026.
- Occupancy: AirROI recorded 46.2% average annual occupancy across 89 Uluwatu listings, August 2025 to July 2026.
- Long-term rent: IDR 8.5 million to IDR 77 million a month across 63 listings, per Livuma, 2026.
A villa priced like the rest of the Bukit will not necessarily rent like it, so check the zone and the numbers as two separate questions.
The Cliff Line Decides What You Can Build
Canggu and Pererenan measure their building limit from a riverbank. The Bukit has no river to measure from, so Kabupaten Badung's Perda 4/2025 spatial plan for 2025 to 2045 leans on the cliff edge and the shoreline instead.
Badung's older district plan, Perda 7/2018, fixes the shoreline buffer at 100 metres measured from the highest tide, and anything built within that strip tops out at 4 metres. A further 15 to 30 metres gets added for the cliff edge itself depending on slope and geology, a figure from secondary guides not yet checked against the Perda text. Agents also use three shorthand colours for what a block allows:
- Pink: a licensed tourism villa.
- Yellow: building allowed, but not daily letting.
- Green: no building at all.
These are the colours agents use for Perda provisions, not the regulation's own wording, per Peraturan Daerah Provinsi Bali 2/2023. Badung's Department of Public Works and Spatial Planning warned 8 Melasti businesses in August 2025 for building on state coastal land without permits, a softer response than the wholesale removal of 48 unpermitted buildings at Bingin Beach in July 2025, per ABC News.
Get your own block checked before you rely on any of this:
Who Should Not Buy on This Cliff
This cliff will not suit every buyer. Four things go wrong often enough that we would rather flag them before any money changes hands:
- Buyers who need mains water on tap: groundwater on the Bukit is scarce and deep, so trucked water and private desalination, like the 400 CMD plant built for a Pecatu resort, fill the gap instead.
- Buyers who cannot sit in traffic: Jalan Uluwatu reportedly backed up three hours or more at peak times before Dishub Badung's June 2026 turn-restriction trial, which the agency has said will become permanent.
- Buyers who assume nobody checks permits: Badung's PUPR warned 8 Melasti businesses in August 2025 for trading on state coastal land without permits.
- Buyers who need a hospital nearby: the Bukit has 24-hour clinics such as Nusa Medica, but no full-scale private hospital, so a serious case still means a trip to Kuta, Jimbaran or Denpasar.
None of this makes the cliff a bad buy. It makes it a buy that needs its risks priced in before the money moves.
Start With These Four Guides First
Read these before you get in touch with us:
Frequently Asked Questions About Buying in Uluwatu
These come up most when buyers first ask about this cliff:
Is Uluwatu a Village?
Uluwatu is not its own village. The temple, Suluban and the beach-club strip agents call Uluwatu sit inside Desa Pecatu, one of three desa that make up Kuta Selatan district in Badung.
What Does Land Cost in Uluwatu?
No dated price per are is published for Uluwatu. The closest sourced figures run per square metre: USD 310 to USD 940, with cliff-front land at the top, per Magnum Estate, June 2026.
What Do the Zone Colours Mean Here?
Pink allows a licensed tourism villa, yellow allows building but not daily letting, and green bans building altogether. These are shorthand for Perda provisions, not the regulation's own wording.
Is Water a Problem for Villas in Uluwatu?
Groundwater on the Bukit is scarce and deep, so many developments rely on trucked water or private desalination instead of a mains connection, an extra cost line worth budgeting for before you buy.
Is Jalan Uluwatu Still Congested?
Reported delays reached three hours or more at peak times before Dishub Badung's June 2026 turn-restriction trial, which officials say will become permanent alongside a bypass road due in 2027.
Are Foreigners Allowed to Buy Property in Uluwatu?
Freehold, Hak Milik, stays off-limits to foreigners under Indonesia's 1960 Basic Agrarian Law. A Hak Sewa lease, Hak Pakai once you hold the right visa, or a PT PMA company holding HGB are the legal routes in; a nominee structure is not.
Tell Us What You Are Looking For
One message, direct to us. If we know of something in Uluwatu that fits your budget and your plans we will send it.
If we do not, we will tell you that instead of putting you on a list.
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