Bali Investment Advisor › Uluwatu

53 /100
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Investing in Uluwatu

Verdict: Neutral  #16 of 41 areas in Bali · Badung

What the data says

  • ✓High gross yield compared with the rest of Bali
  • !Few rentals listed: letting demand unproven
  • iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield10.3% Bali: 8.0%
Median villa priceRp 5,8 B 38 for sale
Price / m²Rp 35,6 M +10% vs Bali
Median annual rentRp 814,5 M 8 rentals
Leasehold price / m²Rp 35,5 M
Freehold price / m²Rp 36 M
Land price / m²Rp 7.000.000 5 land
Leasehold share85%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 Rp 2,9 B Rp 237,5 M 8.1% 9
3 Rp 6,9 B Rp 814,5 M 11.8% 14

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

Browse this area

Villas for sale in Uluwatu (38) Villas for rent in Uluwatu (8) Land for sale in Uluwatu (5)

Compare with nearby areas

Area Score Gross yield Price / m² Rentals
Ungasan 80 · Strong opportunity 12.2% Rp 31,7 M 35
Kerobokan 71 · Strong opportunity 8.0% Rp 29,7 M 79
Pecatu 69 · Strong opportunity 13.3% Rp 37,6 M 22
Umalas 68 · Strong opportunity 7.7% Rp 31,5 M 151
Canggu 67 · Good 7.8% Rp 34,6 M 453
Pererenan 66 · Good 7.7% Rp 35 M 97

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
  3. The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.