PECATU · ID RR-5720

Lyvin Uluwatu: ocean-view apartment building, Pecatu

Forty-four apartments rise above the Suluban cliffs in Pecatu, with one or two bedrooms and ocean views, from Rp 7.01 bn. Leasehold lasts 33 years plus a 20-year extension with priority rights. The frame is up, and handover is set for June 2028.

Leasehold 33 + 20 years
Under construction
Ocean view

1–2bedrooms
79–81 m²apartment size
44apartments in the complex
Leasehold33 + 20 years
Q2 2028handover

Property

What you get

Lyvin Uluwatu goes up in Pecatu, on the southwest tip of the Bukit, a short walk from the Suluban cliffs and surf break. It's a multistory complex of 44 apartments by the developer Lyvin. Our listing database counts 29 sold and 15 free. The frame is standing, and the developer targets June 2028 for handover.

The renderings show stepped terraces, a pool with loungers and ocean views. Interiors lean terracotta and sand, with panoramic windows, blinds and a double-height living room around a red spiral staircase. The developer's in-house company will manage the complex for a 20% commission.

The plot sits in the tourism zone. The lease runs 33 years and two months, with a 20-year extension the tenant has first call on. A one-bedroom of 78.7 m² costs Rp 7.01 bn, and the two-bedroom of 80.5 m² costs the same. PBG and SLF are in process, and we're requesting the numbers and the payment schedule.

Price

from Rp 7.01 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

DeveloperLyvin
StageUnder construction
HandoverQ2 2028
OwnershipLeasehold 33 + 20
Units in the complex44 apartments

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Lyvin Uluwatu?

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We'll send the developer's price list, floor plans for both types and a yield model for the apartment you choose. Message us on WhatsApp.

Developer price list

Lyvin Uluwatu: 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".

Type	Size	Bedrooms	Price	The numbers
1BR apartment	78.7 m²	1	Rp 7.01 bn	with numbers →
2BR apartment	80.5 m²	2	Rp 7.01 bn	with numbers →

Prices and areas come from our listing database, and we match them to the current price list and availability at booking.

Ownership

Ownership & what you actually get

You lease the land for 33 years and two months, with first call on 20 more, so the extension wording gets fixed before you pay. The route runs from reservation to a sale and purchase agreement (PPJB) and a notarized lease at handover. PBG and SLF are in process, and we're asking for the numbers. The rental license comes after completion.

Ownership and permits: Lyvin Uluwatu
Form of ownership	LeaseholdForeigners 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 term	33 years 2 months + 20 yearsThe 20-year extension has priority status. We count the remaining term from handover and write the extension price and conditions into the land lease.
Zoning	Tourism zone (Zona Pariwisata), per the listingAn RDTR extract checks the zone label from our database before you pay a deposit.
Building approval (PBG)	In processPer the listing database, the PBG and the SLF are being processed. We ask for the number and the extract before the deposit.
Developer	Lyvin, company to confirmWe review the entity, the delivered projects and the land lease.
Certificate of occupancy (SLF)	After constructionWith no SLF there's no rental license, so your payments follow construction stages, not the calendar.
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 nominee	Not 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 escrow	None, 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 handover	Turnkey, inventory to confirmAn appendix lists the furniture and appliances in 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Lyvin Uluwatu?

Leave your WhatsApp and I'll send them today.09:41

Terms

Lyvin Uluwatu payment schedule

ReservationA deposit holds the apartment, and we're confirming the amount.
Construction stagesInstallments follow confirmed stages, and we request the schedule for your unit.
HandoverThe last payment goes out against the acceptance act and the document pack.

The developer doesn't publish a payment plan. We fix one in the PPJB after the checks.

Location

Location: Suluban · Pecatu

Pecatu is the southwest corner of the Bukit, with Suluban and Padang Padang surf and Uluwatu Temple nearby. You pay for sunsets and the ocean. Big supermarkets and clinics sit a drive away.

Lyvin Uluwatu: coastline, cliffs and the complex in a rendering — Pecatu · Badung · Suluban

Suluban Beach≈ 230 m straight-line
Single Fin bar≈ 210 m straight-line
360 MOVE gym≈ 410 m straight-line
Uluwatu Temple≈ 1.6 km straight-line
Ngurah Rai Airport≈ 11.4 km straight-line

Suluban attracts people who want cliffs, waves and sunsets by the door. Demand swings with the season, and daily services are thin.

Suluban · Pecatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

71hotels
41restaurants
10shops
10cafés
6spas
5bars
5sights

Closest places

Viky Home Stayhotel · 45 m
The Findshop · 55 m
La Playarestaurant · 62 m
The Manik Toyahotel · 66 m
Pepinorestaurant · 81 m
Galih Homestayhotel · 85 m
Galih Martshop · 96 m
Ketty Homestayhotel · 102 m

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

Straight answers

Questions about Lyvin Uluwatu

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

Nothing on top of the price. Lyvin pays our commission, and we run the pre-deposit checks at our own cost. For this complex that means the 33 + 20 lease, the management contract and the payment stages. We also request the developer's company details and the PBG and SLF numbers.

Can I buy a Lyvin Uluwatu apartment without being in Bali?

Yes. We present the unit on Zoom, and the notary signs under your power of attorney. The complex is under construction with handover due in June 2028, so installments follow verified stages. We inspect each stage on site, and the last payment goes out against the acceptance act.

What does priority on the lease extension mean?

The base lease runs 33 years and two months, and the tenant gets first call on 20 more. First call isn't a promise. The extension price and terms have to appear in the contract. We compare the wording before the deposit and run your numbers on the base term only.

Who will manage the apartments?

Per our listing database, the developer's in-house company will manage them for 20% of revenue, and you can't replace it. That gives you one operator and fixed terms. Before a deposit we request the management contract, owner's share, occupancy reporting and the rules for your own stays.

Units in this project