Uluwatu long-term rental: prices and areas on the Bukit
Nest team · Last updated:
On 6 October 2026, an Uluwatu long-term rental priced by the year had a median asking rent of about Rp 550 million on Nest, the highest yearly figure of any area, shared with Bingin, which lies inside Uluwatu; the smaller group priced by the month asked about Rp 88 million a month. Next door, Ungasan and Jimbaran were just under the Bali-wide median of Rp 400 million a year, at about Rp 389 million and Rp 385 million.
The Bukit is the dry limestone peninsula at Bali's southern tip. Below are Nest's figures for its areas, by bedrooms where enough listings back them, then what daily life there involves: water, roads and distances.
What an Uluwatu long-term rental costs, next to the rest of the Bukit
Asking rents in millions of rupiah, with the number of listings behind each median in brackets:
| Area (as on Nest's area page) | Rentals | Median monthly, Rp million | Median yearly, Rp million |
|---|---|---|---|
| Uluwatu | 108 | 88.2 (32) | 550 (76) |
| Bingin (inside Uluwatu) | 35 | 123.8 (10) | 550 (25) |
| Ungasan | 120 | 62.5 (24) | 388.9 (96) |
| Jimbaran | 85 | 56.3 (10) | 385 (75) |
| Pandawa & Kutuh | 47 | – (3) | 325.2 (42) |
| All Bali | 1,491 | 43.3 (344) | 400 (1,151) |
A dash means fewer than five listings, too few for a median.
Two things stand out. The four highest monthly medians in Nest's data are all on the Bukit: Bingin, Uluwatu, Ungasan and Jimbaran. And the yearly figures split the peninsula: Uluwatu and Bingin have the highest yearly median of any area on Nest, while Pandawa & Kutuh, on the east side, has the lowest.
What you rent here is almost always a furnished villa: 105 of Uluwatu's 108 rentals are villas, and 106 are listed as furnished.
Where do these numbers come from?
They are the asking prices of the listings that were public on Nest on 6 October 2026, from accounts that had verified their identity. A property listed by several agents counts once. Each figure is a median, the middle price, and appears only when at least five listings back it. The rent you finally agree with an owner can differ.
An area means the area as Nest's area page draws it: a box on the map, not a village boundary. Boxes can overlap. Bingin's box lies entirely inside Uluwatu's, so Bingin's 35 rentals are also among Uluwatu's 108, and Jimbaran's box overlaps the edges of Ungasan's and Pandawa & Kutuh's.
Monthly and yearly prices come from different listings: none of the Bukit rentals gave both on that date. So the two columns can't be compared, and a monthly median times twelve is not a yearly rent.
What do Bukit villas cost by number of bedrooms?
Median yearly asking rent, Rp million (listings):
| Bedrooms | Uluwatu | Bingin | Ungasan | Jimbaran | Pandawa & Kutuh | All Bali |
|---|---|---|---|---|---|---|
| 1 | 300 (14) | 335 (7) | 262.5 (6) | – | – | 245 (123) |
| 2 | 462.4 (26) | 525 (8) | 320 (36) | 278 (27) | 250 (19) | 334 (378) |
| 3 | 975 (24) | 975 (8) | 425 (37) | 418.5 (36) | 500 (17) | 472.5 (409) |
| 4 | 1,320 (7) | – | 534 (11) | 567.8 (8) | – | 692.9 (130) |
Median monthly asking rent, Rp million (listings):
| Bedrooms | Uluwatu | Bingin | Ungasan | Jimbaran | All Bali |
|---|---|---|---|---|---|
| 1 | 34.7 (7) | – | – | – | 25 (66) |
| 2 | 82.6 (11) | 110 (6) | 41.9 (12) | – | 38 (129) |
| 3 | 96.3 (9) | – | 68.8 (7) | 59.4 (6) | 56.3 (94) |
The gap between Uluwatu and its neighbours grows with the size of the villa. For two bedrooms on a yearly lease, the median was about Rp 462 million in Uluwatu, Rp 320 million in Ungasan and Rp 278 million in Jimbaran. For three bedrooms, Uluwatu's median of about Rp 975 million was more than double Ungasan's (Rp 425 million) and Jimbaran's (about Rp 420 million).
Per bedroom (each listing's yearly rent divided by its bedrooms), the median was about Rp 267 million in Uluwatu and Rp 333 million in Bingin, against Rp 150 million in Ungasan, Rp 139 million in Jimbaran and Rp 135 million in Pandawa & Kutuh. The Bali-wide figure was about Rp 168 million: the rest of the Bukit asks less per bedroom than Bali as a whole, the west far more.
How many Bukit villas are priced by the month?
A minority. Most Bukit rentals on Nest are priced by the year: 76 of 108 in Uluwatu, 96 of 120 in Ungasan, 75 of 85 in Jimbaran and 42 of 47 in Pandawa & Kutuh. The monthly medians rest on small groups, so treat them as a rough guide.
Uluwatu's monthly listings are not just the bigger villas. They run from one to four bedrooms in much the same mix as the yearly ones, yet they ask more than the Bali-wide median at every size with a figure. A two-bedroom villa priced by the month had a median of about Rp 83 million in Uluwatu, more than twice the Bali-wide two-bedroom monthly median of Rp 38 million. Per bedroom, Uluwatu's monthly listings asked about Rp 37.5 million a month, against about Rp 21 million for Bali as a whole and for Ungasan.
Because no Bukit listing showed both prices, Nest's data can't say how much a yearly lease saves here. If you are weighing the two, ask the owner to quote both for the same villa.
Which part of the Bukit fits your budget?
Uluwatu and Bingin: the top of the range
Nest's Uluwatu box covers the west of the Bukit, around Pecatu village. Badung regency's spatial plan for South Kuta places the Uluwatu temple, Pura Luhur Uluwatu, in Pecatu, along with the beaches of Bingin, Padang Padang, Suluban, Dreamland and Nyang Nyang.
This is where the Bukit is dearest. Uluwatu's yearly median was about Rp 550 million, from about Rp 300 million for one bedroom to about Rp 1.3 billion for four. Bingin, a small box of 35 rentals inside Uluwatu, matched that yearly median and had the highest monthly median in Nest's data, about Rp 124 million, though from only 10 listings. See the current long-term rentals in Uluwatu and long-term rentals in Bingin.
Ungasan: the most choice, at lower prices
Ungasan, east of Uluwatu, had the most rentals of any Bukit area, 120, with a yearly median of about Rp 389 million. It is cheaper than Uluwatu at every size where both have a figure. The same spatial plan places Melasti beach and Garuda Wisnu Kencana (GWK) in Ungasan. Browse long-term rentals in Ungasan.
Jimbaran: yearly leases below the Bali median
Jimbaran, in the north of the Bukit, had 85 rentals, almost all priced by the year, with a median of about Rp 385 million, and no one-bedroom rentals on Nest that day. Jimbaran beach is here. See long-term rentals in Jimbaran.
Pandawa & Kutuh: the lowest yearly median on Nest
On the east side, Pandawa & Kutuh had 47 rentals and the lowest yearly median of any area in Nest's data, about Rp 325 million, with two-bedroom villas at about Rp 250 million a year. Only 3 were priced by the month. Kutuh's village website describes Pandawa beach as reached by a winding road cut through limestone hills.
Is water a problem on the Bukit?
It can be, so ask before you sign. South Kuta, the Badung district that takes in Pecatu, Ungasan, Kutuh, Jimbaran, Benoa and Tanjung Benoa, is mostly dry limestone hill land where water sources are almost absent, detikBali reported in 2024. Piped water comes from Badung's water company, Perumda Air Minum Tirta Mangutama (PDAM), and when it stops, residents buy water by the tanker.
The water reaches Pecatu last. In 2023, Bali Post reported Badung's deputy regent as saying that water from the estuary dam at Suwung is pushed to Ungasan and on to a reservoir in Pecatu, and that, as building grows, more of it is used before it gets there.
Outages of a week or more have happened. From 28 May to 4 June 2023, pipe repairs left parts of Jimbaran and Ungasan without piped water, detikBali reported. In late September 2026, a long dry season and a failed main pump disrupted piped water in areas including Kutuh, Ungasan, Pecatu, Labuan Sait, Balangan and Jimbaran, in some places for up to a week; the water company sent 5,000-litre trucks with free water to a few collection points, according to detikBali.
So ask whether the villa is on the PDAM network, how big its storage tank is, what happened during the last outage, and who pays for tanker water if the supply stops. Put the answer to the last question in the contract.
How bad is the traffic, and how far is the airport?
Bad enough that Badung is building a new road for it. Radar Bali reported in July 2026 that the regency is building a western ring road of about 10 km to relieve the worst jams in South Kuta, on Jalan Raya Uluwatu towards the Nirmala junction and Pecatu, with the works projected to finish at the end of 2027.
Until then, an evening scheme applies. Badung's transport office has made permanent a traffic scheme covering six junctions in the Pecatu–Uluwatu area: from 17.00 to 22.00 WITA, some turns onto and off Jalan Raya Uluwatu are banned for all vehicles except motorcycles, Bali Post reported on 2 July 2026. If you will drive a car, try the route from the villa to your work, school or beach in that window before you commit.
On paper, distances are short. The tourism ministry's village page puts Kutuh, on the east side, about 15 km from I Gusti Ngurah Rai airport and about 7 km from the Nusa Dua resort area. With the jams above, the hour you travel matters as much as the distance.
What should you check before you rent on the Bukit?
- What the rent includes. Ask which of cleaning, pool and garden care, internet and electricity are in the price, and which you pay on top.
- Water. The PDAM connection, the size of the tank, the last outage and who pays for tanker water.
- The route at rush hour. Drive it between 17.00 and 22.00, when some Pecatu–Uluwatu turns are closed to cars.
- Access and parking. Check the road up to the villa and where a car can park, if you will have one.
- Like-for-like prices. Compare monthly with monthly and yearly with yearly.
- The person and the papers. Meet the owner or agent, view the villa and check their documents before you pay anything.
The short version: on the Bukit you pay most for the west coast. If Uluwatu's yearly prices are out of reach, Ungasan, Jimbaran and Pandawa & Kutuh asked much less per bedroom on 6 October 2026. Wherever you look, see the villa in person, ask how the water works and drive the route at rush hour before you pay.
Sources
- Pemerintah Kabupaten Badung: Peraturan Daerah Kabupaten Badung Nomor 7 Tahun 2018 tentang Rencana Detail Tata Ruang dan Peraturan Zonasi Kecamatan Kuta Selatan Tahun 2018-2038 (accessed 6 October 2026)
- Kementerian Pariwisata, Jadesta: Desa Wisata Kutuh (Pandawa Bali) (accessed 6 October 2026)
- Desa Kutuh, Kabupaten Badung: Potensi Pantai Pandawa di Desa Kutuh, Kab Badung, Bali (accessed 6 October 2026)
- detikBali: Air Mati Sepekan di Kuta Selatan, Ini Biang Keroknya (29 September 2026) (accessed 6 October 2026)
- detikBali: Pemkab Badung Perintahkan PDAM Tambah Pipa Atasi Air Bersih di Kuta Selatan (3 June 2024) (accessed 6 October 2026)
- detikBali: Air PDAM di Kuta Selatan Seminggu Mati, Ribuan Warga Terdampak (4 June 2023) (accessed 6 October 2026)
- Bali Post: Kebutuhan di Jimbaran hingga Pecatu Tinggi, Pengaliran Air PDAM Belum Memadai (2 September 2023) (accessed 6 October 2026)
- Bali Post: Efektif Kurangi Kemacetan, Rekayasa Lalin Pecatu-Uluwatu Dipermanenkan (2 July 2026) (accessed 6 October 2026)
- Radar Bali: Atasi Kemacetan Kuta Selatan, Badung Kebut Jalan Lingkar Barat Rp 2,2 Triliun (21 July 2026) (accessed 6 October 2026)