Area audit · Uluwatu
Uluwatu.
Cliff-edge luxury, cyclical demand
Uluwatu is Bali's luxury headline-maker — dramatic cliff villas, world-class surf, and the high-end resort crowd. Nightly rates regularly clear $500 at the top end, but demand is more seasonal than Canggu, and the build quality gap between developer villas is wide. Our audit pays special attention to off-plan risk, construction tier, and the sustainability of the numbers agents are quoting for the shoulder season.
Why investors like Uluwatu
- 01Top-end nightly rates in Bali — $400-$1000 for well-positioned luxury
- 02Strong brand and Instagram appeal — easier marketing, faster bookings
- 03Larger land plots available vs. Canggu — build-to-sell flips are viable
- 04Resort-anchor demand keeps premium inventory occupied in high season
What we'd stress-test
- 01Seasonal occupancy — May-October is strong, low-season rates can halve
- 02Off-plan projects are common here; 'HIGH YIELD on a render' is our #1 flag
- 03Distance from Canggu & airport limits digital-nomad long-stay demand
- 04Water access and cliff-stability issues on some plots — site visits essential
Bali villa ROI method
How Uluwatu ROI is stress-tested
Every Uluwatu villa audit uses the same Bali villa ROI model: estimated nightly rate, area occupancy, a 40% operating-cost load, and lease depreciation for leasehold villas. That keeps Uluwatuyields comparable with Canggu, Uluwatu, Seminyak, Sanur, and the rest of the BVT ledger.
The ledger
Audited villas in Uluwatu
COZY & BEAUTIFUL VIEW 3 BEDROOMS VILLA FOR SALE FREEHOLD IN BALI ULUWATU-BALANGAN
Flag$113k
3 bed · Uluwatu
12.3%
Net ROI
3 Bedroom Tropical Villa for Sale and Rent in Balangan
$191k
3 bed · Uluwatu
10.2%
Net ROI
BRAND NEW BEDROOM VILLA FOR SALE LEASEHOLD & RENTAL IN BALANGAN
$89k
1 bed · Uluwatu
9.3%
Net ROI
Brand New Cozy 1 Bedroom Villa for Sale near Balangan Beach
$89k
1 bed · Uluwatu
9.3%
Net ROI
2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN ULUWATU NEAR BALANGAN BEACH
$125k
2 bed · Uluwatu
9.1%
Net ROI
Off Plan Cozy and Affordable 1 Bedroom Villa for Sale Near Balangan Beach
Flag$64k
1 bed · Uluwatu
9.0%
Net ROI
Lovely 3 Bedroom Villa for Sale and Rent in Balangan
Flag$155k
3 bed · Uluwatu
8.9%
Net ROI
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU NEAR NUNGGALAN BEACH
$137k
2 bed · Uluwatu
8.4%
Net ROI
Charming 1-Bedroom Villa for Sale Leasehold Near Balangan Beach
$94k
1 bed · Uluwatu
7.8%
Net ROI
Modern Tropical 3-Bedroom Villa for Sale and Rent in Prime Balangan Location
$358k
3 bed · Uluwatu
7.7%
Net ROI
CHARMING 2-BEDROOM VILLA FOR SALE and RENT IN BALANGAN
$213k
2 bed · Uluwatu
7.7%
Net ROI
BEAUTIFUL 3 BEDROOMS VILLA FOR SALE Freehold and Leasehold IN ULUWATU
$253k
3 bed · Uluwatu
7.7%
Net ROI
BRAND NEW BEAUTIFUL 2 BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU NEAR KARMA BEACH
$148k
2 bed · Uluwatu
7.7%
Net ROI
Modern 3-Bedroom Villa for Sale Near Balangan Beach
$328k
3 bed · Uluwatu
7.2%
Net ROI
Brand New Cozy 1 Bedroom Villa for Sale near Nyang Nyang Beach
Flag$76k
1 bed · Uluwatu
7.1%
Net ROI
BEAUTIFUL 7 BEDROOM FAMILY VILLA FOR SALE FREEHOLD and LEASEHOLD NEAR KARMA BEACH
$804k
7 bed · Uluwatu
7.0%
Net ROI
SPACIOUS 5 BEDROOMS VILLA FOR SALE FREEHOLD IN BALANGAN RESIDENTIAL SIDE
$804k
5 bed · Uluwatu
7.0%
Net ROI
Off Plan Enchanting 5 Bedroom Ocean View Villa for Sale in Uluwatu
Flag$953k
5 bed · Uluwatu
6.9%
Net ROI
CONTEMPORARY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU
$263k
2 bed · Uluwatu
6.9%
Net ROI
GOOD INVESTMENT 1 BEDROOM VILLA FOR SALE FREEHOLD IN BUKIT ULUWATU
$238k
1 bed · Uluwatu
6.8%
Net ROI
Nearby areas