ULUWATU · ID RR-5822

Oma Estate: turnkey villas in Padang Padang, Uluwatu

Sixteen turnkey villas with one, two or three bedrooms go on sale before construction starts in Padang Padang, from Rp 3.70 bn. The developer, Bali Spaces, designs, builds and manages them itself. Leasehold runs 25 years, with an extension on top.

  • Leasehold 25 years + extension
  • Off-plan
  • Turnkey
  • 1–3bedrooms
  • 16villas in the project
  • Leasehold25 years + extension
  • Off-plansold before construction
  • Turnkeydesign, build, management

Property

What you get

Oma Estate brings 16 villas to Padang Padang, on the southwest of the Bukit. Bali Spaces runs the whole chain: it designs the villas, builds them and manages the finished houses. According to the developer's materials, Oma Estate and the neighboring Solana are the only projects taking applications right now.

Renderings show two-story villas in stone and wood, each with its own pool. Inside, you get double-height ceilings, windows onto the garden, bedrooms with wooden panels and open shelving, and a kitchen and dining area in one big room. The materials give no areas by type, so we're requesting floor plans.

The land is leasehold for 25 years, with an option to extend by up to 25. The entry price for the project is Rp 3.70 bn. The developer doesn't publish prices for the one-, two- and three-bedroom villas. Handover date, zoning and the PBG number are on our request list.

Ownership

Ownership & what you actually get

You lease the land for 25 years, with an option of up to 25 more. Its price and conditions must appear in the land lease before you pay. The route runs from reservation to a sale and purchase agreement (PPJB) and a notarized lease. The zoning and PBG are still open, and we're requesting them. The SLF and rental license arrive after construction.

Ownership and permits: Oma Estate
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 + extension of up to 25 yearsThe extension is an option. We fix its price and terms in the land lease and count the remaining years from handover.
ZoningTo confirmWe found no zoning in the materials. We request it and match it with an RDTR extract before you deposit.
Building approval (PBG)To confirmThe PBG number and an extract are what we ask the developer for.
DeveloperBali Spaces, company to confirmWe look at the legal entity, completed projects and the land lease.
Certificate of occupancy (SLF)After constructionPayments follow stages, not dates, because the SLF decides when rental licensing can begin.
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 handoverTurnkey, inventory to confirmFurniture and appliances get listed in an appendix 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

Oma Estate payment schedule

  1. ReservationA deposit holds the villa, and we're confirming the amount.
  2. StagesTranches track construction stages, and we request the schedule for the villa you choose.
  3. HandoverThe final payment goes out against the acceptance act and the document pack.

The developer's materials leave out a payment plan. We agree one after the checks and write it into the PPJB.

Location

Location: Padang Padang · Uluwatu

Padang Padang is the heart of Uluwatu's surf zone, with beaches, bars and cafés minutes away and the temple nearby. Demand is seasonal and strong. The roads are narrow.

Oma Estate: two-story villa with a pool, wood and stone
Uluwatu · Badung · Padang Padang
  • Uluwatu Fitness Center≈ 100 m straight-line
  • Zubi cafe≈ 310 m straight-line
  • Thomas Beach≈ 780 m straight-line
  • Uluwatu Temple≈ 1.7 km straight-line
  • Ngurah Rai Airport≈ 11.2 km straight-line

Buyers come for surf, sunsets and steady demand. Seasonality and jams on the single road along the Bukit are the downside.

Padang Padang · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 89hotels
  • 44restaurants
  • 11shops
  • 10cafés
  • 6spas
  • 5sights
  • 3bars

Closest places

  • Uluwatu Dream Innhotel · 69 m
  • Uluwatu Wave Househotel · 95 m
  • Jungle Martshop · 102 m
  • Uluwatu Fitness Centergym · 102 m
  • Cantika Guest Househotel · 119 m
  • Nest Uluwatuhotel · 137 m
  • Warung Kak Tungrestaurant · 161 m
  • Damai Villahotel · 162 m

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

Straight answers

Questions about Oma Estate

What does Rise Real Bali charge when I buy at Oma Estate?

Nothing extra. The developer pays our commission, and the checks before your deposit are on us. At Oma Estate we verify the 25-year lease and its extension, the prices by type and the payment schedule. The company, zoning and PBG number are on our request list.

Can I buy an Oma Estate villa without visiting Bali?

Yes. You see the project on Zoom, and a notary signs under your power of attorney. The villas sell before construction, so we tie payments to stages, inspect each one on site and send you a photo report. The final payment goes out against the acceptance act and the papers.

What does turnkey mean at Oma Estate?

Bali Spaces designs, builds and manages the villas, so you deal with one contractor and one operator throughout. We ask for the management terms, the owner's share and occupancy reporting before a deposit and write them into the contract. Without them, the yield stays an estimate.

How much do the villas cost?

The developer names only an entry price: from Rp 3.70 bn for the project. Prices by one-, two- and three-bedroom type aren't published. We request the price list and unit chart in writing, and we model the yield once we have a price and an area.

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