PECATU · ID RR-5702

Lyvin Bingin Villas: completed villas with private pools, Pecatu

Ten villas from 2023, each with a private pool, stand where Bingin meets Pecatu, and the one on offer has three bedrooms on 255 m². Leasehold runs 25 years plus a 25-year extension. The entry price is Rp 13.28 bn, and the developer builds, sells and manages in-house.

  • Leasehold 25 + 25 years
  • Completed
  • Private pool
  • 3bedrooms
  • 255 m²villa size
  • 320 m²plot
  • Leasehold25 + 25 years
  • 2023year built
  • 10villas in the complex

Property

What you get

Lyvin Bingin Villas is a closed complex of ten villas on the Bingin–Pecatu line. The developer, Lyvin, finished the houses in 2023. Our listing database counts seven sold and three free. Padang Padang Beach lies about 1.6 km away, and Uluwatu Temple sits roughly 4.4 km off in a straight line.

The villas wear white walls, arched windows and wooden louvers, and every yard holds a pool; one photo shows the pool under a big tree. Roofs are tiled, and greenery fills the plot. The villa for sale has three bedrooms on 255 m² (≈ 2,745 sq ft) of a 320 m² plot. The developer's in-house company manages the complex and takes a 20% commission.

The land sits in the tourism zone. The lease has 25 years and five months left, plus a 25-year extension the tenant gets first call on. The villa costs Rp 13.28 bn. We found no PBG or SLF numbers in the materials and are requesting both. Availability and the exact price get confirmed at booking.

Developer price list

Lyvin Bingin Villas: 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 villa255 m²3Rp 13.28 bnwith numbers →

Price and area come from our listing database, and we match them to the current price list at booking. The plot measures 320 m².

Ownership

Ownership & what you actually get

The land lease gives you 25 years and five months, then first call on 25 more. First call isn't a guarantee, so the extension price and wording go into the lease. You reserve, sign at a notary and take the keys by act. The PBG and SLF copies are what we're still requesting.

Ownership and permits: Lyvin Bingin Villas
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 term25 years 5 months + 25 yearsThe 25-year extension carries priority rights. We count the remaining term from the sale date and fix the extension price and terms in the land lease.
ZoningTourism zone (Zona Pariwisata), per the listingOur database puts the plot in the tourism zone, and an RDTR extract backs that up before your deposit.
Building approval (PBG)To confirmWe request the PBG number and the extract before you pay a deposit.
DeveloperLyvin, company to confirmThe check covers the legal entity, the villas Lyvin has already delivered and the land lease.
Certificate of occupancy (SLF)Building done · certificate to confirmThe rental license depends on the SLF, so we ask for the copy before the deposit.
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 itThe villas are finished, so you pay against signing at the notary and the handover of the keys.
Furniture and handoverTurnkey, inventory to confirmA furniture and appliance list goes into your contract as an appendix.
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

Lyvin Bingin Villas payment schedule

  1. ReservationA deposit holds the villa, and we're confirming the amount.
  2. ChecksWe review the lease, zoning, PBG and SLF before the main payment.
  3. ContractThe notary signs the deal and you pay the balance against handover.
  4. KeysYou inspect the villa on a video walk-through, then accept it by act.

The developer doesn't publish a payment plan. We agree one after the checks and put it into the contract.

Location

Location: Bingin · Pecatu

The plot sits on the edge of Bingin and Pecatu, near surf breaks, beach cafés and a temple a few kilometers off. Streets are calm. Groceries and clinics mean a scooter ride.

Lyvin Bingin Villas: white villa with arches, a pool and a wooden deck
Pecatu · Badung · Bingin
  • Mensa Asian Bistro and Bar≈ 100 m straight-line
  • Bali Fit Corner≈ 190 m straight-line
  • Padang Padang Beach≈ 1.6 km straight-line
  • Uluwatu Temple≈ 4.4 km straight-line
  • Ngurah Rai Airport≈ 8.5 km straight-line

Owners here pay for quiet next to the surf and the beach bars. The cost: shopping runs and a surf-driven season.

Bingin · Pecatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 147hotels
  • 32restaurants
  • 9spas
  • 8shops
  • 6gyms
  • 5cafés
  • 3sights

Closest places

  • Lyvin Bingin Villashotel · 31 m
  • The Bamboo Hutspa · 59 m
  • Aurora Wonderlandhotel · 61 m
  • Bingin Castawayshotel · 64 m
  • Bingin Garden Villashotel · 68 m
  • The Jepun Villashotel · 85 m
  • Bingin Mimpi Villahotel · 92 m
  • Villa Maja Boutique Hotelhotel · 95 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Lyvin Bingin Villas

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

You pay nothing extra. Lyvin pays our commission, and we run the document checks before your deposit on our own dime. Here that covers the 25 + 25 lease, the management contract and the rental license status. The developer's company, the PBG number and the SLF act are on our request list.

Can I buy a Lyvin Bingin villa without visiting Bali?

Yes. You tour the villa on Zoom, and a notary signs everything under your power of attorney. The houses stand finished, so we film a walk-through, check the area, the furniture list and the pool. We handle acceptance and the keys, and your money moves against the notary signing.

What happens when the 25-year lease ends?

The base term has 25 years and five months to run. After that, the tenant has first call on 25 more years. First call doesn't equal a guarantee, so the price and conditions of the extension go into the lease. Freehold needs a PT PMA with HGB, since Hak Milik isn't open to foreigners.

Who manages the villas at Lyvin Bingin?

Per our listing database, an in-house company of the developer manages them for 20% of revenue, and the owner can't swap it. Before a deposit we ask for the management contract: the owner's share, occupancy reports, rules for your own stays and settlement dates. Without those terms, yield stays an estimate.

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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