Pecatu is the most expensive land on the Bukit. On Rumah123 it carries 954 villa listings with a median asking price of about $379,000 on a median plot of 217 m² — roughly $175,000 per are, above Uluwatu’s $153,000 and well above Ungasan’s $126,000, in the same peninsula and often on the same road.
Why Pecatu costs more than its neighbours
Administratively Pecatu is the village that holds most of what people call Uluwatu: the temple approach, the cliff road, Bingin, Padang Padang, Dreamland and Balangan, plus the Pecatu Indah Resort estate and the golf course. The listings labelled “Uluwatu” and “Pecatu” overlap heavily — the difference is that Pecatu’s share of genuinely cliff-adjacent and estate land is higher.
That is the whole premium. You are not paying for a better village; you are paying for a higher probability that the plot behind the label is one of the good ones.
The price picture
| Villa listings on Rumah123 | 954 |
|---|---|
| Median asking price | ≈ $379,000 (Rp 6.25 bn) |
| Middle half of the market | ≈ $212,000 – $527,000 |
| Median plot | 217 m² — about 2.2 are |
| Median per are of land | ≈ $175,000 — the highest on the Bukit |
Snapshot taken 7 October 2026 from a sample of 20 listings, converted at 16,500 IDR to the dollar. Asking prices, not transaction prices.
Note the spread: $212,000 to $527,000 is narrower than Uluwatu’s $203,000 to $879,000. Fewer bargains and fewer trophies — Pecatu’s sample is more uniformly mid-to-upper than its neighbour’s, which is what a smaller village with more estate-built stock looks like.
Pecatu Indah and the estate question
A meaningful share of Pecatu stock sits inside the Pecatu Indah Resort development — gated, with its own roads, water and security, and a golf course. That changes the purchase in three ways worth pricing:
- Service charges are real and recurring. Ask for the figure in writing and for the last three years of increases.
- The estate’s own rules may limit what you build, how you let the house out and what the façade looks like. Read them before the certificate, not after.
- Infrastructure risk is largely gone — which is a genuine saving on the Bukit, where water and access are the usual money pits.
What to check here specifically
- Water. Same limestone peninsula as the rest of the Bukit: deep wells, variable yield. Inside an estate this is handled; outside it is the first question, with pump and depth in the answer.
- Distance to the cliff, measured in metres. At $175,000 an are, the gap between a view plot and a plot with a view of the neighbour is most of the price.
- What can be built between you and the ocean. Check zoning and height limits on every plot in the sightline. An unprotected view should be negotiated, not paid for.
- Access road ownership. Several good Pecatu lanes are private or communal. Who maintains it, and who may close it, belongs on paper.
- PBG and SLF. Cliff-side and estate construction both attract scrutiny. Missing permits here are harder to regularise than inland.
Who it fits
Pecatu suits a buyer who wants the Uluwatu asset with less of the Uluwatu lottery, has $350,000 or more, and either wants estate infrastructure or knows exactly which lane they are buying into. The surf-driven guest economy is strong and seasonal; the shoulder season is thinner than Canggu’s.
It suits poorly anyone looking for the Bukit’s entry prices — that is Ungasan — or anyone who has not read an estate’s service charges and building rules before signing.
Prices above are from Rumah123 and describe the open local market. What the catalogue holds here, with the term and the full deal cost on each listing, is below.
Common questions
How much does a villa in Pecatu cost?
The median asking price on Rumah123 in October 2026 was about $379,000 across 954 listings, with the middle half between roughly $212,000 and $527,000. The median plot is 217 m².
Pecatu or Uluwatu — which is which?
Pecatu is the village that contains most of what listings call Uluwatu, including the cliff road, Bingin, Padang Padang and Dreamland. The labels overlap; Pecatu simply holds a higher share of cliff-adjacent and estate land, which is why it runs about $175,000 per are against Uluwatu’s $153,000.
Why is Pecatu the most expensive land on the Bukit?
Scarcity of the specific thing people buy here — a protected ocean view close to the cliff — plus a larger share of estate-built stock with working infrastructure. Per are it is dearer than Uluwatu, Jimbaran, Nusa Dua and Ungasan.
What is Pecatu Indah Resort and does it matter?
A gated development with its own roads, water, security and golf course, and a meaningful share of local listings. It removes most Bukit infrastructure risk and adds recurring service charges plus building and letting rules. Get the charges and the rules in writing before you commit.
Does the construction moratorium apply in Pecatu?
No. Pecatu is in Badung, outside the six regencies where Bali restricted new tourism-accommodation permits on agricultural land. Ordinary zoning, PBG and SLF rules still apply, and cliff-side building is inspected more closely than most.