NUNGGALAN · ID RR-1497

Nunggalan Beach Villas: seven one-bedroom homes 500 m from an empty beach

Seven identical one-bedroom villas are going up on the plateau above Nunggalan, each 60 m² (≈ 650 sq ft) on an 80 m² plot. Every one is priced at Rp 2.46 bn on a 24-year leasehold, with handover planned for August 2027. The beach sits about 500 meters away, a twenty-minute walk down the trail.

  • Leasehold 24 years
  • Under construction
  • 500 m to the beach
  • 1bedroom
  • 60 m²villa size
  • 7villas in the project
  • Leasehold24 years
  • 08.2027planned handover
  • 500 mto Nunggalan Beach

Property

What you get

The complex sits on the plateau above Nunggalan, the empty stretch of sand between Uluwatu and Nyang Nyang. You reach the water on foot in about twenty minutes, down a trail roughly 500 meters long. Groceries and most cafes mean a scooter ride toward Uluwatu.

Alpha Villas builds seven one-bedroom homes here, each 60 m² over two floors on an 80 m² plot. The latest availability sheet shows all seven still free. Our records don't fix the floor plans or the finish list yet, so we request the specification and attach it to your contract. The gallery shows developer renderings, not photos of a finished house.

Everything turns on the 24-year land lease. It's short, and the price has to earn its keep inside it. Handover is planned for August 2027, with no exact day named yet. Our database doesn't confirm the zoning or the building approval, so we pull both extracts before any deposit.

Developer price list

Nunggalan Beach 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
1BR villa60 m²1Rp 2.46 bnwith numbers →

Size and price come from our listing records, based on the Alpha Villas availability sheet. We recheck that your villa is free when you reserve.

Ownership

Ownership & what you actually get

You'd hold a 24-year leasehold, counted in practice from handover, since construction eats the first year. The order runs reservation, then a PPJB with Alpha Villas, then a notarized lease at completion. Zoning and the building approval still need confirming. The SLF and rental license only arrive once the villas are finished.

Ownership and permits: Nunggalan Beach 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 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 payment schedule

  1. ReservationA deposit takes the villa off the market. Alpha Villas still has to name the amount.
  2. Construction stagesInstallments follow building milestones, and we ask for the schedule for your villa.
  3. HandoverYou release the last payment once the full document pack is in your hands.

Alpha Villas hasn't published a payment plan in its materials. Once our checks close, we write the schedule into the PPJB.

Location

Location: Nunggalan · Uluwatu

Nunggalan sits on the clifftop between Uluwatu and Nyang Nyang, with a trail down to a beach that's usually empty. It's an early-stage area, and the new villa projects are what's bringing services in.

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

People buy here for the empty beach and the view. What you give up: groceries and cafes are a scooter ride away, not a stroll.

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

What does Rise Real Bali charge when I buy at Nunggalan Beach Villas?

Nothing. You pay the developer's list price, and Alpha Villas covers our fee. The pre-deposit review is on us, too: we read the 24-year land lease, request the PBG extract, confirm the zone through RDTR and identify the selling company. We also make sure every document belongs to this project. Open points reach you in a written report before any money moves.

Can I buy a villa in Nunggalan without flying to Bali?

Yes. A broker walks you through the site and plans on Zoom, and a Bali notary signs under your power of attorney. The villas are under construction, with handover planned for August 2027. Each installment matches a finished stage. We check the site at every stage, send a photo report, and the final payment goes out only against the document pack.

What does a 24-year leasehold mean in practice?

The land is leased for 24 years, and that's your whole ownership horizon. We count the balance from handover rather than purchase, because about a year goes to construction first. Extension terms and their price belong in the land lease from day one. Without them, you'd be negotiating from scratch as the term runs out.

Can I rent the villa out?

Nightly rentals are legal once the villa holds a rental license (NIB), and that license only comes after the certificate of occupancy. A project under construction can't have one yet, so we model long-term rent until then. Nunggalan has little market data of its own, which is why we set occupancy cautiously and run the math villa by villa.

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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