[{"data":1,"prerenderedAt":416},["ShallowReactive",2],{"article-uluwatu-property-prices-q3-2026":3,"related-en-bali-villa-price-index-q3-2026-uluwatu-property-investment-guide-2026-bukit-property-investment-guide-2026-nusa-dua-property-investment-guide-luxury-low-risk-market-canggu-property-prices-q3-2026-pma-vs-leasehold-in-bali-which-structure-fits-which-investor-bali-licensing-enforcement-tracker-methodology":393},{"id":4,"title":5,"areaName":6,"areaSlug":6,"author":7,"body":8,"canonical":304,"citations":305,"comparisonTable":6,"crossAreas":313,"description":314,"extension":315,"faq":316,"forPersonas":332,"heroAlt":6,"heroImage":6,"heroLede":6,"hreflangAlternates":333,"imageAlt":346,"imageUrl":347,"internalLinksOut":348,"keyTakeaways":356,"lastReview":6,"locale":362,"meta":363,"modifiedTime":309,"navigation":364,"nextReview":6,"notForPersonas":365,"ogImage":366,"ogTitle":367,"operationsParagraphs":368,"path":369,"positioningLine":6,"priceIndex":370,"primaryKeyword":375,"publicationTime":309,"regionEyebrow":6,"regulatoryParagraphs":376,"relatedReading":377,"retrospective":6,"risks":378,"secondaryKeywords":379,"seo":387,"stats":6,"stem":388,"subCorridors":389,"topicCluster":390,"transactions":391,"transactionsCaption":6,"__hash__":392},"blog\u002Fuluwatu-property-prices-q3-2026.md","Uluwatu Property Prices Q3 2026: Entry $492k, Trophy $1.34M, $2,028\u002Fm² (Bukit Clifftop Data, 33 Points)",null,"Oleg Levkovskiy",{"type":9,"value":10,"toc":291},"minimark",[11,16,39,57,61,144,150,154,157,173,176,180,195,199,206,232,235,239,242,257,264,268,276,280],[12,13,15],"h2",{"id":14},"uluwatu-property-prices-at-a-glance-q3-2026","Uluwatu property prices at a glance — Q3 2026",[17,18,19,20,24,25,28,29,34,35,38],"p",{},"As of Q3 2026, an Uluwatu villa carries an ",[21,22,23],"strong",{},"entry-tier median asking price of $492,000, a mid-tier median of $617,000, and a trophy-tier median of $1,340,000",", at a median ",[21,26,27],{},"$2,028 per built square metre"," — from 33 verified asking-price data points, extracted from the ",[30,31,33],"a",{"href":32},"\u002Fbali-villa-price-index-q3-2026","Bali Villa Price Index Q3 2026"," (294 points across 8 corridors). That entry-tier median is the ",[21,36,37],{},"highest of any Bali corridor",": the Bukit clifftop has effectively no sub-$300k market.",[17,40,41,42,46,47,51,52,56],{},"This is the corridor-level companion to the ",[30,43,45],{"href":44},"\u002Fuluwatu-property-investment-guide-2026","Uluwatu Property Investment Guide"," and sits inside the broader ",[30,48,50],{"href":49},"\u002Fbukit-property-investment-guide-2026","Bukit Peninsula guide",". For the western-corridor equivalent, see ",[30,53,55],{"href":54},"\u002Fcanggu-property-prices-q3-2026","Canggu Property Prices",".",[12,58,60],{"id":59},"the-tier-matrix","The tier matrix",[62,63,64,80],"table",{},[65,66,67],"thead",{},[68,69,70,74,77],"tr",{},[71,72,73],"th",{},"Tier",[71,75,76],{},"Median asking",[71,78,79],{},"Read",[81,82,83,99,114,129],"tbody",{},[68,84,85,91,96],{},[86,87,88],"td",{},[21,89,90],{},"Entry",[86,92,93],{},[21,94,95],{},"$492,000",[86,97,98],{},"Bali's highest entry floor — below-$300k clifftop product is structurally rare",[68,100,101,106,111],{},[86,102,103],{},[21,104,105],{},"Mid",[86,107,108],{},[21,109,110],{},"$617,000",[86,112,113],{},"Compressed band; the corridor's thinnest tier by listing count",[68,115,116,121,126],{},[86,117,118],{},[21,119,120],{},"Trophy",[86,122,123],{},[21,124,125],{},"$1,340,000",[86,127,128],{},"Genuine clifftop freehold scarcity; broker-MLS ceiling only",[68,130,131,136,141],{},[86,132,133],{},[21,134,135],{},"Median $\u002Fm² built",[86,137,138],{},[21,139,140],{},"$2,028",[86,142,143],{},"Range $1,348–$3,333 — the widest single-corridor spread on Bali",[17,145,146],{},[147,148,149],"em",{},"Source: Bali Villa Price Index Q3 2026, 33 verified Uluwatu data points, FX 16,200 IDR\u002FUSD. Apply 8–12% downward for the asking-vs-transacted gap.",[12,151,153],{"id":152},"why-the-m-range-is-so-wide","Why the $\u002Fm² range is so wide",[17,155,156],{},"Most corridors show a tight per-square band. Uluwatu's runs from $1,348 to $3,333 — nearly a 2.5x internal spread — because the corridor blends two structurally different products under one name:",[158,159,160,167],"ul",{},[161,162,163,166],"li",{},[21,164,165],{},"Off-plan interior product"," (Pecatu and inland) anchors the lower bound. Newer, smaller-land, built for yield, priced for a forming market.",[161,168,169,172],{},[21,170,171],{},"Cliff-facing freehold"," pushes the upper bound. Closed-supply land, ocean-view scarcity, the strongest appreciation curve on the island.",[17,174,175],{},"A single corridor median smooths over that divide. Read the tier you are actually shopping, not the blended average.",[12,177,179],{"id":178},"the-clifftop-freehold-premium-the-corridors-defining-number","The clifftop freehold premium — the corridor's defining number",[17,181,182,183,186,187,190,191,56],{},"Matched 3BR product on cliff-facing land trades at a ",[21,184,185],{},"+30–60% per-land-m² premium"," over comparable leasehold — the ",[21,188,189],{},"highest land-scarcity premium of any Bali corridor",". The reason is simple and structural: buildable cliff-facing lots between Uluwatu Temple and Padang Padang are a finite, non-reproducible asset. You are not paying for a larger or better-built villa; you are paying for land that cannot be made more of. The ownership-structure decision that follows from this is covered in the ",[30,192,194],{"href":193},"\u002Fpma-vs-leasehold-in-bali-which-structure-fits-which-investor","PT PMA vs leasehold framework",[12,196,198],{"id":197},"sub-zone-relativity-read-this-carefully","Sub-zone relativity — read this carefully",[17,200,201,202,205],{},"We ",[21,203,204],{},"do not publish separate verified $\u002Fm² medians"," for individual Uluwatu sub-zones. The per-zone sample within the 33-point dataset is too thin to meet our data-quality bar, and a median computed off three or four listings would mislead more than it informs. What we offer instead is directional editorial observation:",[158,207,208,214,220,226],{},[161,209,210,213],{},[21,211,212],{},"Uluwatu clifftop proper"," (Temple → Padang Padang): top of the corridor range, pure scarcity pricing, among the cleanest titles on the island.",[161,215,216,219],{},[21,217,218],{},"Bingin",": surf-anchored core, denser and smaller lots than the clifftop proper, so entry can sit lower — but daily rates hold premium on the swell-window guest set.",[161,221,222,225],{},[21,223,224],{},"Padang Padang",": mid-range, transitional between the clifftop premium and the interior.",[161,227,228,231],{},[21,229,230],{},"Pecatu interior",": the genuine entry point below the cliff premium; off-plan dominated.",[17,233,234],{},"Treat these as reads, not benchmarks. When a broker quotes you a \"Bingin price,\" anchor it against the corridor median above and ask what the land — not the villa — is doing.",[12,236,238],{"id":237},"what-this-report-does-not-capture","What this report does not capture",[17,240,241],{},"Two categories sit outside the index and both push the true ceiling higher:",[243,244,245,251],"ol",{},[161,246,247,250],{},[21,248,249],{},"Branded-residence stock"," (Como-adjacency, Capella-branded units, and similar) sells direct from developer and never appears on broker MLS.",[161,252,253,256],{},[21,254,255],{},"Off-market trophy transactions"," — single Nyang Nyang-tier listings at $20M+ and bespoke clifftop estates — show as listings but their full transaction stream does not.",[17,258,259,260,263],{},"Together these underrepresent the genuine Uluwatu clifftop ceiling by an estimated ",[21,261,262],{},"30–40%",". The index is a credible reference for the asking-price market a foreign buyer actually shops, not a registry of the absolute top.",[12,265,267],{"id":266},"how-this-connects-to-the-enforcement-line","How this connects to the enforcement line",[17,269,270,271,275],{},"Uluwatu sits in Badung regency — exempt from the 6-district construction moratorium — so clifftop supply continues where zoning allows. But the ",[30,272,274],{"href":273},"\u002Fbali-licensing-enforcement-tracker","August 1, 2026 OTA blocking"," makes licensability the binding constraint on any villa's rental economics, and the Bingin demolition precedent proved that wrong-zone coastal assets get cleared, not grandfathered. A price is only a price if the villa can legally earn — verify zoning before you anchor on any Uluwatu number.",[12,277,279],{"id":278},"next-refresh","Next refresh",[17,281,282,283,286,287,56],{},"This report is extracted from the quarterly Price Index and refreshes on ",[21,284,285],{},"2026-09-30"," (Q4 2026, target 400+ total data points). Methodology, source tiers, and verification standards: ",[30,288,290],{"href":289},"\u002Fmethodology","methodology",{"title":292,"searchDepth":293,"depth":294,"links":295},"",2,3,[296,297,298,299,300,301,302,303],{"id":14,"depth":293,"text":15},{"id":59,"depth":293,"text":60},{"id":152,"depth":293,"text":153},{"id":178,"depth":293,"text":179},{"id":197,"depth":293,"text":198},{"id":237,"depth":293,"text":238},{"id":266,"depth":293,"text":267},{"id":278,"depth":293,"text":279},"https:\u002F\u002Fbalivillaselect.com\u002Fuluwatu-property-prices-q3-2026",[306,310],{"source":307,"url":308,"accessedDate":309},"Bali Villa Select – Bali Villa Price Index Q3 2026 (294 verified data points, 8 corridors)","https:\u002F\u002Fbalivillaselect.com\u002Fbali-villa-price-index-q3-2026","2026-07-14",{"source":311,"url":312,"accessedDate":309},"Bali Villa Select – Methodology (source tiers, verification, refresh cadence)","https:\u002F\u002Fbalivillaselect.com\u002Fmethodology",[],"Independent quarterly Uluwatu property price report for foreign villa investors. 33 verified asking-price data points across 3 price tiers: entry-tier median $492k (Bali's highest entry floor), trophy $1.34M, $2,028\u002Fm² built. Clifftop scarcity premium, freehold-vs-leasehold analysis, sub-zone relativity (Uluwatu clifftop, Bingin, Padang Padang, Pecatu), asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 (294 points). Quarterly refresh.","md",[317,320,323,326,329],{"question":318,"answer":319},"How much does a villa in Uluwatu cost in 2026?","Per the Q3 2026 Price Index (33 verified Uluwatu data points): the entry-tier median asking price is $492,000, mid-tier $617,000, and trophy-tier $1,340,000, at a median $2,028 per built square metre. That entry-tier median is the highest of all eight tracked Bali corridors — Uluwatu has effectively no sub-$300k market because clifftop and clifftop-adjacent land carries a structural price floor. Apply an 8–12% downward adjustment for the asking-vs-transacted gap. Branded-residence and off-market trophy stock is not captured and pushes the true clifftop ceiling 30–40% above what broker listings show.",{"question":321,"answer":322},"What is the price per square metre in Uluwatu?","The median is $2,028 per built square metre across 33 verified Q3 2026 listings, within a wide $1,348–$3,333 range. The spread is unusually large for one corridor because Uluwatu blends two very different products: off-plan interior villas (Pecatu and inland Pecatu) that drag the lower bound down, and genuine cliff-facing freehold that pushes the upper bound up. For context, Uluwatu's $2,028\u002Fm² sits mid-pack among Bali corridors — below Canggu ($2,217) and Pererenan ($2,374), above Nusa Dua ($1,207) and Ubud ($1,558) — but its clifftop land premium is the highest on the island.",{"question":324,"answer":325},"Why is Uluwatu so expensive to enter compared to the rest of Bali?","Because the buildable cliff line is a closed-supply asset. The narrow band of cliff-facing lots between Uluwatu Temple and Padang Padang cannot be expanded, and demand for ocean-view clifftop product is structural rather than cyclical. That combination sets a floor: developers do not build below-$300k product on the cliff because the land economics do not allow it. The result is a $492k entry-tier median — nearly 3x Nusa Dua's $167k — and the strongest per-land-m² freehold premium (+30–60%) of any Bali corridor. You are paying for land that cannot be reproduced, not for a bigger villa.",{"question":327,"answer":328},"Is Uluwatu or Canggu more expensive for property?","It depends on which number you read. On entry-tier median asking price, Uluwatu is more expensive: $492k versus Canggu's $340k mature-core entry. On price per built square metre, Canggu is higher: $2,217\u002Fm² versus Uluwatu's $2,028\u002Fm². The reconciliation: Canggu trades on smaller-footprint product where built-m² is the binding constraint, so its per-square number runs higher, while Uluwatu's premium is concentrated in the land under the villa rather than the build. Canggu also delivers higher gross yields (10–15% vs Uluwatu's 9–14%); Uluwatu delivers stronger trophy-tier appreciation and lifestyle scarcity. The full corridor comparison is in the Price Index.",{"question":330,"answer":331},"What are prices like in Bingin and Padang Padang specifically?","We do not publish separate verified $\u002Fm² medians for individual Uluwatu sub-zones — the per-zone sample sizes within the 33-point Uluwatu dataset are too thin to meet our data-quality bar, and publishing a median off three or four listings would be misleading. What we can say from editorial observation: Uluwatu clifftop proper (Temple to Padang Padang) commands the top of the corridor range on pure scarcity; Bingin trades on surf-anchored daily rates with denser, smaller lots, so entry prices can be lower than the clifftop but ADR holds premium; Padang Padang sits mid-range; and Pecatu interior is the genuine entry point below the cliff premium. Treat these as directional reads, not benchmarks — for the corridor-level verified numbers, use the medians above.",[],[334,337,340,343],{"lang":335,"url":336},"ru","\u002Fru\u002Fuluwatu-property-prices-q3-2026",{"lang":338,"url":339},"de","\u002Fde\u002Fuluwatu-property-prices-q3-2026",{"lang":341,"url":342},"fr","\u002Ffr\u002Fuluwatu-property-prices-q3-2026",{"lang":344,"url":345},"ja","\u002Fja\u002Fuluwatu-property-prices-q3-2026","Editorial photograph of an Uluwatu clifftop property market map with hand-drawn annotations marking Uluwatu clifftop, Bingin, Padang Padang and Pecatu sub-zones, brass mechanical calculator, digital calipers, and a limestone fragment on a teak desk illustrating quarterly clifftop property price benchmarking","\u002Fimages\u002Farticles\u002Fuluwatu-property-prices-q3-2026.webp",[349,350,351,352,353,354,355,290],"bali-villa-price-index-q3-2026","uluwatu-property-investment-guide-2026","bukit-property-investment-guide-2026","nusa-dua-property-investment-guide-luxury-low-risk-market","canggu-property-prices-q3-2026","pma-vs-leasehold-in-bali-which-structure-fits-which-investor","bali-licensing-enforcement-tracker",[357,358,359,360,361],"Uluwatu carries Bali's highest entry-tier price floor: the entry-tier median asking price is $492,000 — the most expensive of all 8 tracked corridors — because below-$300k product is structurally rare on the Bukit clifftop. Where Nusa Dua entry starts at a $167k median, Uluwatu starts at nearly 3x that.","Full Q3 2026 tier medians (33 verified data points): entry $492k · mid $617k · trophy $1.34M. Median $\u002Fm² built is $2,028, with a wide $1,348–$3,333 range driven by the gap between off-plan interior product and genuine clifftop freehold.","The clifftop freehold premium is the defining number: matched 3BR product trades at a +30–60% per-land-m² premium versus comparable leasehold, because buildable cliff-facing land is a closed-supply asset. This is the highest land-scarcity premium of any Bali corridor.","Sub-zone relativity (editorial reads, not per-zone verified medians — sample sizes are too thin to publish zone-level $\u002Fm²): Uluwatu clifftop proper commands the top of the range on scarcity; Bingin trades on surf-anchored ADR at denser, smaller lots; Padang Padang sits mid-range; Pecatu interior is the entry point below the cliff premium.","Off-plan dominates and resale liquidity is thin — the market is younger and less traded than Canggu. Trophy-tier listings run to $2.28M+ on broker MLS, but the true ceiling sits off-market: single Nyang Nyang-tier listings at $20M+ and branded-residence stock never touch the index, which underrepresents the clifftop ceiling by an estimated 30–40%.","en",{},true,[],"\u002Fimages\u002Fog-feed\u002Fuluwatu-prices.webp","The real price of an Uluwatu villa in 2026 — clifftop data, not broker hype",[],"\u002Fuluwatu-property-prices-q3-2026",{"periodCovered":371,"compiledDate":309,"nextRefresh":285,"dataPoints":372,"corridors":373,"tiers":294,"fxRate":374},"Q3 2026 (data window: April–June 2026)",33,1,"16,200 IDR\u002FUSD","uluwatu property prices",[],[],[],[380,381,382,383,384,385,386],"uluwatu villa prices 2026","bingin villa prices","padang padang villa price","uluwatu price per square meter","uluwatu villa cost","bukit clifftop property price","investment villas in uluwatu",{"title":5,"description":314},"uluwatu-property-prices-q3-2026",[],"data-report",[],"RK8y8dhDoxE_AzPIj75YAAlUi1MnF8k376aTai7SEn0",[394,397,400,403,406,410,413],{"title":395,"description":396,"stem":355,"path":273},"Bali Licensing Enforcement Tracker: Every Crackdown, Deadline & Moratorium (Live)","Living tracker of Bali's villa licensing enforcement: the rolled OTA deadline (blocking starts August 1, 2026), the 6-district construction moratorium, Bingin demolition and redevelopment, regency-by-regency status, and every dated enforcement event since January 2025 — updated as events land.",{"title":398,"description":399,"stem":349,"path":32},"Bali Villa Price Index Q3 2026: Cost-Per-Square-Meter Benchmark Across 8 Corridors (294 Data Points)","Independent quarterly price benchmark for foreign Bali villa investors. 294 verified asking-price data points across 8 corridors (Canggu, Berawa, Pererenan, Uluwatu, Seminyak, Sanur, Ubud, Nusa Dua) compiled June 2026. Median entry\u002Fmid\u002Ftrophy tier prices, $\u002Fm² built benchmarks, leasehold vs freehold premium, methodology disclosure. Quarterly refresh.",{"title":401,"description":402,"stem":351,"path":49},"Bukit Peninsula Property Investment 2026: Corridor Map, Yields, and the Enforcement Line","Umbrella guide to property investment in Bukit, Bali 2026: how the peninsula's four zones differ (Uluwatu clifftop, Bingin post-demolition, Pandawa–Melasti emerging south, Nusa Dua ITDC east), Q3 2026 entry medians from $167k to $492k, 9–14% gross yields, the enforcement line that redrew the map, and which Bukit corridor fits which investor.",{"title":404,"description":405,"stem":353,"path":54},"Canggu Property Prices Q3 2026: Per-Sub-Zone $\u002Fm² Data Across Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan Border (46 Data Points)","Independent quarterly Canggu property price report for foreign villa investors. 46 verified asking-price data points across 5 Canggu sub-zones (Berawa, Batu Bolong, Echo Beach, Babakan, Pererenan border), 3 price tiers, $\u002Fm² built benchmarks, freehold-vs-leasehold premium analysis, asking-vs-transacted disclosure. Extracted from the Bali Villa Price Index Q3 2026 dataset (294 total points). Quarterly refresh.",{"title":407,"description":408,"stem":352,"path":409},"Nusa Dua Property Investment 2026: ITDC Freehold-Clean Premium, 7–10% Yields","Nusa Dua villa investment 2026: ITDC masterplanned tier, cleanest title environment on Bali, $400k entry, 4–6% net yields, low volatility profile for conservative foreign investors. The institutional-grade Bali corridor.","\u002Fnusa-dua-property-investment-guide-luxury-low-risk-market",{"title":411,"description":412,"stem":354,"path":193},"PT PMA vs Leasehold Bali 2026: 7-Question Decision Tree","Bali ownership structure decision tree 2026: PT PMA ($4–8k setup, full control) vs Hak Sewa leasehold ($1.5–3k, simpler). Costs, tax, exit, and the 7 questions that decide which fits your hold horizon.",{"title":414,"description":415,"stem":350,"path":44},"Uluwatu Property Investment Guide 2026: Yields, Risks, Who It Fits","An independent editorial read on Uluwatu, the clifftop appreciation tier of Bukit: entry bands, verified yields, recent comparables, the operational reality of premium clifftop ownership, and the buyer profile that actually fits.",1784134567402]