Uluwatu Land Prices
No agent will hand you a per-are price for Uluwatu land, and that gap is itself the first fact worth knowing. The market here prices by the square metre and by the listing, not by the are figure buyers ask for first, so this guide works from what is actually published: per-square-metre bands, one dated land sale, and the villa numbers that sit on top of both.
A Single Listing Beats A Vague Average
One land listing tracked alongside Magnum Estate's 2026 Bukit research priced a 20-are (2,000 square metre) parcel on Jalan Labuan Sait, Pecatu, at IDR 1.1 billion per are. A separate leasehold listing in the same research quoted IDR 16,500,000 per are per year on a 30-year term.
Neither figure is a market average. They are two dated sales, not a corridor benchmark, and a single listing can sit well above or below what the next block actually trades for.
That gap between one sale and a market range is exactly why the rest of this page sticks to bands rather than a single headline number.
Price Still Splits By Cliff Position
Position on the cliff decides more of the price than the sub-area label on the listing. Magnum Estate's June 2026 data splits the Bukit into three bands:
- Cliff-front plots: USD 700 to USD 940 per square metre, the top of the market.
- Ocean-view land, first or second row back: USD 450 to USD 700 per square metre.
- Second-row Ungasan or Pecatu land, without a direct sea view: USD 310 to USD 500 per square metre.
A plot marketed simply as "Uluwatu" can sit anywhere in that spread depending on how many rows it sits back from the edge, so ask for the row number before you ask for the price.
Growth Has Not Been Flat
Magnum Estate estimated two-year capital appreciation of roughly 15 to 30% for Bukit villas as of its 2026 report, with the strongest cliff-front and premium micro-markets adding a further 7 to 15% a year on top of that. That is a real-estate marketing blog's estimate, not a bank or consultancy report, so treat it as directional rather than a guaranteed trajectory.
Land bought at the bottom of a price band today is the asset most exposed to that growth story if it plays out, and the one most exposed if a bank or consultancy report later disagrees with it.
What Villas Actually Ask For
Villa asking prices track land, loosely, once construction and finish level enter the sum:
| Product | Asking range | Source |
|---|---|---|
| Ocean-view 3-bedroom villa | USD 500,000 to 900,000 | Magnum Estate, 2026 |
| Ungasan villas, aggregator listings | IDR 2.27 billion to IDR 6.62 billion | Rumah123, 2026 |
| Uluwatu-area listings, 107 active | IDR 930 million to IDR 128.4 billion | Bali Exception, 2026 |
The Bali Exception figure spans everything from a small plot to a finished trophy estate across 107 listings, so read it as the outer edge of the market rather than a typical price. Rumah123's Ungasan range mixes leasehold and freehold stock without breaking out which is which, a distinction the next guide covers in full.
Build Cost Has No Uluwatu Figure Yet
Nobody has published a dated, Uluwatu-specific build cost per square metre in this research. Bali-wide, two 2026 sources give a rough sense of the ceiling a buyer here should still budget against:
- Teville: USD 600 to USD 2,000 per square metre for hard construction, depending on specification.
- Rumavi: a tiered IDR 6 million to IDR 15 million per square metre range across basic, mid-tier and luxury builds.
Both figures describe Bali generally, not this cliff specifically, so use them to sanity-check a quote rather than to price a plot.
Treat any build quote you receive for a Uluwatu plot as its own number to source and date, not an extension of these island-wide figures.
Frequently Asked Questions About Uluwatu Land Prices
The questions buyers ask most before they commit to a price:
How Much Does Land Cost Per Are in Uluwatu?
No dated per-are market figure exists for Uluwatu. One Pecatu land listing tracked in 2026 priced a 20-are parcel at IDR 1.1 billion per are, but that is a single sale, not a market average.
What Does Ocean-View Land Cost in Uluwatu?
First or second row land with an ocean view ran USD 450 to USD 700 per square metre in June 2026, per Magnum Estate. Cliff-front plots sit well above that band.
Is There a Build Cost Figure for Uluwatu?
No dated Uluwatu-specific build cost is published. Bali-wide, Teville put 2026 hard construction costs at USD 600 to USD 2,000 per square metre depending on specification, before fit-out.
How Much Have Uluwatu Villa Prices Grown?
Magnum Estate estimated two-year capital appreciation of roughly 15 to 30% for Bukit villas in 2026, with the strongest cliff-front micro-markets adding 7 to 15% a year on top.
What Does a Leasehold Land Listing Cost in Uluwatu?
One 2026 leasehold listing tracked alongside Magnum Estate's research quoted IDR 16,500,000 per are per year on a 30-year term, a different pricing model from a freehold asking price.
How Do Ungasan Villa Prices Compare to Uluwatu?
Rumah123 listed Ungasan villas from IDR 2.27 billion to IDR 6.62 billion in 2026, mixing leasehold and freehold stock. That range sits inside the wider Uluwatu-area spread Bali Exception reports.
General information, current September 2026. Not legal, tax or investment advice.
Regulations, tax treatment and capital requirements have changed repeatedly through 2025 and 2026. Take advice from a qualified Indonesian notary, an independent lawyer and your own tax adviser before committing funds.
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