PECATU · ID RR-5694

Keluoli Villas Bingin: 3BR villa, 187 m² on a 300 m² plot, Pecatu

One villa, three bedrooms, 187 m² of house on a 300 m² plot a short ride from Bingin. A pool runs along the garden, and a timber gable roof tops the house. The land is in a tourism zone, the lease is 21 + 22 years and the price is Rp 8.85 bn.

  • Leasehold 21 + 22 years
  • Private pool
  • Tourism zone
  • 3bedrooms
  • 187 m²villa living area
  • 300 m²plot
  • Leasehold21 + 22 years
  • Nov 2025handover in the developer's materials

Property

What you get

Keluoli Villas Bingin is a single-villa project in Pecatu, near Bingin. A tall timber gable roof with a glazed triangle at the top rises over the courtyard. The house covers 187 m² of a 300 m² plot, and the pool runs the length of the garden.

Inside, an open living room with a high ceiling and a glass wall to the garden leads to soft corner sofas and a kitchen with a marble island. Stairs climb to the bedroom level. A partner management company runs the villa for 20% of revenue, and you can switch managers.

Ownership is leasehold for 21 years and 3 months, with a priority extension of 22 years, in tourism zone W. The villa costs Rp 8.85 bn. The handover date in the materials has passed, so we're confirming the real status of the building, the PBG and the SLF before you pay a deposit.

Developer price list

Keluoli Villas Bingin: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
3BR villa187 m²3Rp 8.85 bnwith numbers →

The price and size come from the developer's materials, and we confirm availability when you reserve. This is a single-villa project.

Ownership

Ownership & what you actually get

This is a leasehold of 21 years and 3 months with a priority extension of 22 years. That base term is short, so the extension clause carries real weight and goes into the contract word for word. You reserve, sign a PPJB and register the lease at a notary. The PBG and SLF are in progress, and we check both on site.

Ownership and permits: Keluoli Villas Bingin
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term21 years 3 months + 22 yearsThe base term is short, so we count the remainder from your purchase date and write the 22-year priority extension into the deed.
ZoningTourism zone (W), per the developerThe developer places the plot in tourism zone W. We match that to an RDTR extract.
Building approval (PBG)PBG and SLF in progressWe ask for the PBG number and its copy, and we log the date it was requested.
DeveloperKeluoli VillasWe check the entity behind the villa and any earlier houses it has delivered.
Certificate of occupancy (SLF)Being processedWithout the SLF there's no rental license, so your last payment follows the certificate.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTo confirmThe furniture list isn't in the materials. We attach the agreed list to your contract.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Keluoli Villas Bingin payment schedule

  1. ReservationA deposit holds the villa; the developer hasn't set the amount.
  2. PaymentThe handover date in the materials has already passed, so the schedule is short; we agree its steps for the villa.
  3. HandoverThe final payment goes out against the occupancy certificate and the document pack.

The materials publish no payment plan. We write the terms into the PPJB once our checks end.

Location

Location: Bingin · Pecatu

The southern Bukit offers surf breaks, ocean-view cliffs and beach cafés at the foot of the stairs. People choose it for the sea and the calm, not for shopping.

Keluoli Villas Bingin: gable-roof villa, pool and tropical garden
Pecatu · Badung · Bingin
  • Bingin Beach≈ 3.9 km, straight line
  • Padang Padang Beach≈ 2.7 km, straight line
  • Uluwatu Temple≈ 4.5 km, straight line
  • GWK Cultural Park≈ 4.8 km, straight line
  • Ngurah Rai Airport≈ 9.1 km, straight line

Bingin, Padang Padang and Uluwatu are some of the island's best surf spots. The trade-off: supermarkets and clinics need a scooter ride, and the area is quiet at night.

Bingin · Pecatu · Google map

Area guide and all properties

Straight answers

Questions about Keluoli Villas Bingin

What does Rise Real Bali charge when I buy at Keluoli Villas Bingin?

Nothing. The developer covers our commission, and you pay the villa's price. We fund the checks ahead of the deposit. On this villa that means the 21 years 3 months lease and its 22-year extension, zone W against RDTR, the PBG and SLF status, and the legal entity.

Can I buy Keluoli Villas Bingin from abroad?

Yes. The viewing runs on Zoom, and a notary signs for you under a power of attorney. The handover date in the materials has passed, so the video tour shows the building as it stands today. We inspect on site and release the final payment against the occupancy certificate and the documents.

How much does the short lease matter here?

A lot. The base term of 21 years 3 months is shorter than the usual 25 to 30, so the remaining term drives the price when you sell. The priority extension of 22 years eases that, but its terms must sit in the contract. We count payback over the full ownership period.

Where do the yield numbers come from?

The model is on the unit page for the 3BR villa. Pecatu has few comparable listings, so we take the nightly rate from nearby Bukit areas and adjust for the type. We apply occupancy for managed rentals in our segment, then deduct costs. It's an estimate, not guaranteed income.

Units in this project

1 unit with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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