Villas for Sale in Uluwatu, Bali
Uluwatu is Bali’s fastest-rising clifftop market — the Bukit peninsula’s dramatic limestone coast, world-class surf and a wave of luxury resorts and beach clubs. It posts the island’s strongest short-term performance (annual ADR around $267 and roughly 51% occupancy, the highest of any major area), and with land still developing, well-chosen Uluwatu villas combine premium rental income with strong appreciation potential.
$267
Avg Nightly Rate
ADR · AirROI 2026
51%
Avg Occupancy
Annual avg · AirROI
$273
Peak-Season ADR
AirROI 2026
$130
Avg RevPAR
per available night · AirROI
What Makes Uluwatu Different
Unlike Seminyak or Ubud, Uluwatu is not defined by a single identity — it is a cluster of distinct micro-neighbourhoods, each with its own rental profile and guest type. This gives villa owners the ability to target different segments within the same area.
Bingin
A dramatic clifftop surf enclave of boutique villas and beach warungs — among the highest nightly rates on the Bukit and a loyal surf-and-luxury crowd.
Padang Padang
Iconic surf break and white-sand beach. Premium positioning, strong seasonal demand and a steady pipeline of high-end villa development.
Pecatu
Clifftop resorts and golf, larger plots and ocean-view land — a fast-growing luxury villa segment with strong appreciation.
Ungasan / Balangan
The quieter southern tip with cliff villas and value land — rising occupancy as the Bukit matures and infrastructure improves.
Investment Overview
Uluwatu spans leasehold villas and freehold titles held through a PT PMA structure. As the Bukit’s strongest short-term market, well-located villas achieve some of Bali’s highest gross yields, though clifftop and ocean-view plots command a premium.
| Property Type | Entry Price (USD) | Gross Yield | Tenure |
|---|---|---|---|
| 3-bed villa | $214,000 – $469,000 | 10–18% | Leasehold ~26 yr |
| 3-bed villa | $253,000 – $617,000 | 8–15% | Freehold (PT PMA) |
| 4-bed villa | $236,000 – $625,000 | 8–14% | Leasehold ~29 yr |
| 4-bed / luxury | $278,000 – $2.04M | 5–12% | Freehold (PT PMA) |
Source: Azeroth PM market comps & AirROI, June 2026. Gross yields estimated from observed STR ADR/occupancy; they vary by location, management quality and occupancy. Past performance does not guarantee future returns.
How Azeroth PM Helps You Buy in Uluwatu
We represent the buyer, not the seller. Our Bali-based team sources on- and off-market villas across Uluwatu’s sub-areas, verifies every title and ownership structure, and gives you an independent valuation before you commit — so you buy at the right price with no surprises after completion.
Independent Buyer Representation
We work only for you — sourcing on- and off-market villas across Uluwatu’s sub-areas, shortlisting by yield and budget, and negotiating on your side. No seller commission, no listing bias.
Buyer-side only
Due Diligence & Legal Structuring
Title verification (freehold Hak Pakai or leasehold), PT PMA setup, NIB, IMB/PBG and zoning checks, and notary coordination — the full legal path to a secure purchase.
Title & structure secured
Valuation & ROI Analysis
An independent valuation and rental-yield projection for every Uluwatu villa you consider, so you know what it is really worth and what it can earn before you buy.
Know the real number
Buy a Villa in Uluwatu
Tell us what you are looking for in Uluwatu — budget, tenure and the sub-area that fits your plans — and our investment team will send matching on- and off-market opportunities with honest yield projections. No obligation, no seller pressure.