NUNGGALAN · ID RR-5456

One-bedroom villa at Nunggalan Beach Villas: 60 m² over two floors, Uluwatu

You get 60 m² (≈ 650 sq ft) over two floors on an 80 m² plot, a courtyard pool and one bedroom, about 500 meters above Nunggalan Beach. The price is Rp 2.46 bn on a 24-year leasehold, and Alpha Villas plans handover for August 2027. All seven villas in the project share this layout, and all seven are still available.

Unit in Nunggalan Beach Villas

  • Leasehold 24 years
  • Under construction
  • 500 m to the beach
  • 1bedroom
  • 60 m²villa size
  • 80 m²plot
  • 24years of leasehold
  • 08.2027planned handover

Property

What you get

This is the only format at Nunggalan Beach Villas: seven identical one-bedroom homes on the plateau between Uluwatu and Nyang Nyang. The empty beach below is roughly 500 meters away. Plan on twenty minutes to walk down the trail.

Downstairs, the kitchen and living room open straight onto a courtyard pool, and a staircase leads up to the bedroom. A full-height window there looks into the garden. The en-suite has a freestanding tub, and a separate powder room serves guests. These are developer renderings, so the finish specification goes into your contract as an appendix.

At Rp 2.46 bn over a 24-year lease, a year of ownership costs about Rp 102.5 million. The developer targets handover in August 2027. Before you pay a deposit, we confirm zoning and the building approval with official extracts.

Ownership

Ownership & what you actually get

This villa comes as a 24-year leasehold, and at this price every year of that term counts. We check whether the clock starts at signing or at handover. You reserve first, sign a PPJB with Alpha Villas, then close with a notarized lease once the house is ready. Zoning and the PBG are open. The SLF and rental license follow completion.

Ownership and permits: Nunggalan Beach Villas · 1BR villa
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 term24 yearsThat's a short horizon, so we price income and resale value against it. We count the remaining years from handover, not from purchase, and write any extension terms into the contract.
ZoningTo confirmThe zone field in our listing database is empty. An RDTR extract settles it before the deposit.
Building approval (PBG)To confirmOur database holds no confirmed building approval for the site. We ask Alpha Villas for the number and an extract first.
DeveloperAlpha Villas, project company to confirmWe identify the company that signs with you, match it to the land papers and review what it has already delivered.
Certificate of occupancy (SLF)After constructionThe regency won't issue a rental license without the SLF. That's why your installments follow building stages, not calendar dates.
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 confirmOur records don't list the finish package yet. We request the specification and attach it to the 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

Nunggalan Beach Villas · 1BR villa payment schedule

  1. ReservationYour deposit holds this villa. Alpha Villas sets the amount.
  2. Construction stagesEach tranche matches a stage of the build, and we request a schedule for this unit.
  3. HandoverThe closing payment goes out against the document pack.

Alpha Villas hasn't published a payment plan for these villas. We write one into the PPJB once our checks are done.

Location

Location: Nunggalan · Uluwatu

The trail from the project to Nunggalan Beach takes about twenty minutes on foot, and the sand at the bottom is usually empty. Services are thin so far. Most of what's opening nearby comes with the new villa projects.

Nunggalan Beach Villas: two-story villa fronts and entrances
Nunggalan · Uluwatu · Badung
  • Nunggalan Beach≈ 500 m · 20-min walk down
  • Uluwatu Temple≈ 15 min
  • Padang Padang≈ 20 min
  • Ngurah Rai Airport≈ 45 min

You're paying for quiet and the ocean. The flip side is a young market, where a coffee or a grocery run means getting on a scooter.

Nunggalan · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 9hotels
  • 5restaurants
  • 4sights
  • 2beaches
  • 1café
  • 1bar

Closest places

  • 160 Aboverestaurant · 92 m
  • EAZE Villashotel · 119 m
  • Khayangan Estatehotel · 265 m
  • Pura Dalem Selondingsight · 282 m
  • Bulgari Resort Balihotel · 462 m
  • La Spiaggiarestaurant · 522 m
  • Villa Pleniluniohotel · 620 m
  • Il Ristoranterestaurant · 622 m

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

Straight answers

Questions about Nunggalan Beach Villas · 1BR villa

What does Rise Real Bali charge when I buy this villa?

Zero. The price is the developer's list price, and Alpha Villas pays our fee. For this villa we request the zoning and PBG extracts, read the 24-year land lease and check the developer's company. That review happens before any deposit, at our expense. You get a written report listing every question still open.

Can I buy this one-bedroom villa remotely?

You can. A broker shows you the site on Zoom, and a notary executes the paperwork under your power of attorney. Since the house is under construction, each tranche follows a finished stage. We inspect the site at every one and send a photo report. The final payment goes out against the document pack, and no deposit moves before the papers check out.

How much does a year of ownership cost?

Divide Rp 2.46 bn by the 24-year lease and you get about Rp 102.5 million per year of ownership. If the lease clock starts at signing, part of that term runs out during construction, before the August 2027 handover. We check the start date in the land lease and build it into the math.

Can I rent the villa out once it's finished?

Yes, after handover and the certificate of occupancy (SLF). Without it, no short-term rental license (NIB) can be issued. Services near the beach are still thin, so guests come here for quiet and the ocean. We line up a management company and its terms before handover, then set the nightly rate against the Uluwatu market.

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