Uluwatu sells the one thing Canggu cannot: the cliff and the ocean in front of it. On Rumah123 it carries 966 villa listings with a median asking price of about $366,000 — between Canggu’s $521,000 and Ungasan’s $194,000, which is roughly where it sits in every other respect too.
What “Uluwatu” covers
As a listing label it is elastic. Strictly it is the temple and the surf break at the southwestern tip of the Bukit; in practice it covers Pecatu, Bingin, Padang Padang, Balangan and the cliff road, and sometimes anything on the peninsula that is not Jimbaran or Nusa Dua.
That elasticity matters at the price level. A cliff-edge plot above Bingin and a plot three kilometres inland on the Pecatu road are both “Uluwatu” and are not the same asset. The spread in our sample runs from about $203,000 at the 25th percentile to $879,000 at the 75th — one of the widest on the island, and the width is mostly the distance to the cliff.
The price picture
| Villa listings on Rumah123 | 966 |
|---|---|
| Median asking price | ≈ $366,000 (Rp 6.0 bn) |
| Middle half of the market | ≈ $203,000 – $879,000 |
| Median plot | 210 m² — about 2.1 are |
| Median per are of land | ≈ $153,000 |
Snapshot taken 7 October 2026 from a sample of 20 listings, converted at 16,500 IDR to the dollar. Asking prices, not transaction prices, and with a sample this size the median is the number to trust rather than the extremes.
Neighbouring Pecatu runs slightly higher — a median of about $379,000 across 954 listings, on larger plots of around 217 m² — which is what happens when a sub-area holds more of the big cliff-side land.
Why the inventory is small
966 listings against Canggu’s 4,193 is not a sign of low demand. It is the Bukit: less developable land, more green zone, and a cliff that physically limits how many plots can have the view people are paying for. Scarcity on the good plots is real here in a way it is not in Canggu, where supply keeps arriving.
The flip side is liquidity. A Canggu villa has a deep queue of buyers; an Uluwatu villa has a narrower one, and the resale timeline reflects that.
What to check here specifically
- The view, and who can take it. An ocean view is a large share of an Uluwatu price. Check the zoning and the height rules on the plots between you and the water — a view with no protection behind it is a view on loan.
- Cliff setbacks. Building close to the edge is regulated and the rules are enforced unevenly. A house that sits closer than it should is a problem that transfers to you.
- Water, again. Same limestone, same deep table as the rest of the Bukit. Well depth and pump are a first-visit question.
- Access in the wet season. Several of the best spots are down unsealed descents. Ask what the road looks like in February.
- PBG and SLF. Cliff-side construction attracts more scrutiny than most, and missing permits are harder to regularise here than inland.
Who it fits
Uluwatu suits a buyer who wants the view and the space, has $350,000 or more, and is content with a narrower resale market in exchange for an asset that cannot be replicated — there is only so much cliff. It suits a surf-driven guest business well and a year-round occupancy model less well: the Bukit’s shoulder season is thinner than Canggu’s.
It suits poorly anyone buying sight-unseen on the label alone. More than anywhere else on this list, “Uluwatu” on a listing tells you almost nothing until you know which plot.
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.
The median asking price on Rumah123 in October 2026 was about $366,000 across 966 listings, with the middle half between roughly $203,000 and $879,000. The spread is one of the widest in Bali because “Uluwatu” covers both cliff-edge plots and land several kilometres inland. Mostly the plot. Pecatu’s median asking price is a little higher at about $379,000 on larger land, around 217 m² against 210 m², because it holds more of the big cliff-side parcels. As listing labels the two overlap heavily. Physical limits. The Bukit has less developable land, more green zone, and only so much cliff with a view. That scarcity supports price on the good plots — and thins the resale queue when you want to sell. Not automatically. Check the zoning and height rules on every plot between the house and the water. A view that depends on a neighbour not building is a discount you should be negotiating, not a feature you should be paying for. No — the restriction on new tourism-accommodation permits on agricultural land covers Tabanan, Jembrana, Buleleng, Bangli, Karangasem and Klungkung. Uluwatu is in Badung, outside it. Normal zoning and PBG rules still apply, and cliff-side building attracts more scrutiny than most.Common questions
How much does a villa in Uluwatu cost?
Uluwatu or Pecatu — what is the difference?
Why are there so few listings compared with Canggu?
Is an ocean view protected?
Does the construction moratorium apply in Uluwatu?