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
3 Bedroom Tropical Villa for Sale and Rent in Balangan
$191k
3 bed · Uluwatu
10.3%
Net ROI
COZY & BEAUTIFUL VIEW 3 BEDROOMS VILLA FOR SALE FREEHOLD IN BALI ULUWATU-BALANGAN
Flag$138k
3 bed · Uluwatu
10.2%
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
9.5%
Net ROI
Off Plan Cozy and Affordable 2 Bedroom Villa for Sale Near Balangan Beach
Flag$128k
2 bed · Uluwatu
9.3%
Net ROI
BRAND NEW 2 BEDROOMS VILLA FOR SALE LEASEHOLD AND RENT IN ULUWATU NEAR BALANGAN BEACH
$125k
2 bed · Uluwatu
9.3%
Net ROI
Off Plan Cozy and Affordable 1 Bedroom Villa for Sale Near Balangan Beach
Flag$64k
1 bed · Uluwatu
9.2%
Net ROI
Lovely 3 Bedroom Villa for Sale and Rent in Balangan
Flag$155k
3 bed · Uluwatu
9.1%
Net ROI
Modern Tropical 3-Bedroom Villa for Sale in Prime Balangan Location
$358k
3 bed · Uluwatu
7.8%
Net ROI
CHARMING 2-BEDROOM VILLA FOR SALE and RENT IN BALANGAN
$213k
2 bed · Uluwatu
7.8%
Net ROI
Charming 1-Bedroom Villa for Sale Leasehold Near Balangan Beach
$96k
1 bed · Uluwatu
7.8%
Net ROI
BRAND NEW BEAUTIFUL 2 BEDROOMS VILLA FOR SALE LEASEHOLD IN ULUWATU NEAR KARMA BEACH
$151k
2 bed · Uluwatu
7.6%
Net ROI
Modern 3-Bedroom Villa for Sale Near Balangan Beach
$328k
3 bed · Uluwatu
7.3%
Net ROI
SPACIOUS 5 BEDROOMS VILLA FOR SALE FREEHOLD IN BALANGAN RESIDENTIAL SIDE
$804k
5 bed · Uluwatu
7.1%
Net ROI
BEAUTIFUL 7 BEDROOM FAMILY VILLA FOR SALE FREEHOLD NEAR KARMA BEACH
$804k
7 bed · Uluwatu
7.1%
Net ROI
CONTEMPORARY 2 BEDROOM VILLA FOR SALE LEASEHOLD IN PECATU
$263k
2 bed · Uluwatu
7.0%
Net ROI
BEAUTIFUL 2 bedrooms villa for sale leasehold and freehold in Bingin
$346k
2 bed · Uluwatu
6.9%
Net ROI
OFF PLAN 2 BEDROOM VILLA FOR SALE IN ULUWATU PECATU
Flag$346k
2 bed · Uluwatu
6.9%
Net ROI
2 BEDROOM STUNNING VILLA FOR SALE LEASEHOLD IN ULUWATU NEAR BALANGAN BEACH
$149k
2 bed · Uluwatu
6.8%
Net ROI
GOOD INVESTMENT 1 BEDROOM VILLA FOR SALE FREEHOLD IN BUKIT ULUWATU
$243k
1 bed · Uluwatu
6.8%
Net ROI
Nearby areas