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
The ledger
Audited villas in Uluwatu
3 UNIT OF BEAUTIFUL TROPICAL HOUSE FOR SALE LEASEHOLD IN ULUWATU
Flag$139k
5 bed · Uluwatu
12.1%
Net ROI
3 BEDROOM TROPICAL VILLA FOR SALE AND RENT IN BALANGAN
$191k
3 bed · Uluwatu
11.9%
Net ROI
COZY & BEAUTIFUL VIEW 3 BEDROOMS VILLA FOR SALE AND RENT IN BALI ULUWATU-BALANGAN
Flag$138k
3 bed · Uluwatu
11.8%
Net ROI
BRAND NEW COZY 1 BEDROOM VILLA FOR SALE NEAR BALANGAN BEACH
$89k
1 bed · Uluwatu
9.5%
Net ROI
BRAND NEW COZY 1 BEDROOM VILLA FOR SALE NEAR NYANG NYANG BEACH
$89k
1 bed · Uluwatu
9.4%
Net ROI
OFF PLAN COZY 1 BEDROOM VILLA FOR SALE NEAR NYANG NYANG BEACH - BEST DEAL IN ULUWATU
Flag$66k
1 bed · Uluwatu
9.1%
Net ROI
OFF PLAN 1 BEDROOM VILLA FOR SALE FREEHOLD AND LEASEHOLD IN BALANGAN
Flag$203k
1 bed · Uluwatu
8.2%
Net ROI
1 BEDROOM PENTHOUSE FOR SALE NEAR BINGIN BEACH
$179k
1 bed · Uluwatu
8.2%
Net ROI
OFF PLAN 3 BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU NEAR BALANGAN BEACH
Flag$187k
3 bed · Uluwatu
8.1%
Net ROI
OFF PLAN EXCLUSIVE 1 BEDROOM APARTMENTS FOR SALE IN BALANGAN
Flag$95k
1 bed · Uluwatu
8.0%
Net ROI
OFF PLAN 1 BEDROOM OCEAN VIEW APARTMENT FOR SALE LEASEHOLD IN ULUWATU
Flag$100k
1 bed · Uluwatu
7.9%
Net ROI
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN ULUWATU NEAR BALANGAN BEACH
$125k
2 bed · Uluwatu
7.8%
Net ROI
Nearby areas