ULUWATU · ID RR-5358

ONSIDER by FEEELS: three-bedroom villa, 143 m², with sauna and pool in Uluwatu

ONSIDER's lowest entry point is villa No. 4, the complex's only Type 2 house: 143 m² (≈ 1,540 sq ft), three bedrooms, a sauna and a private pool, fully furnished for Rp 6.37 bn. You get a 23-year lease with a priority right to extend 15 more. Our listing database puts handover in Q4 2026.

Unit in ONSIDER by FEEELS

  • Leasehold 23 + 15 years
  • 6 villas
  • Private pool
  • Rooftop terrace
  • 3bedrooms
  • 143 m²house, plus a 29 m² terrace
  • Saunaand a private pool
  • 23 + 15lease years · renewal at market price
  • Q4 2026planned handover
  • 1.2 kmto Bingin Beach

Property

What you get

Villa No. 4 is the one Type 2 house in ONSIDER, the six-villa complex FEEELS Development is building on Jl. Ancak Sari, Pecatu. The other five are bigger, at 221 m² each. Bingin Beach is roughly 1.2 km away.

The house covers 143 m² (≈ 1,540 sq ft) on two floors, with three bedrooms, a 29 m² terrace and a sauna that the Type 1 villas don't have. Living room and kitchen open onto a garden courtyard, and a fire-pit terrace runs along the pool. Steel framing and KalsiClad panels with 100 mm insulation cut the daytime heat of the Uluwatu sun. It suits a family or a rental buyer who wants a smaller ticket. Furniture comes included.

The developer's materials place the plot in the pink Pariwisata tourism zone. You hold a 23-year lease plus a priority 15-year renewal at market price. This villa costs Rp 6.37 bn, while Type 1 starts at Rp 9.73 bn. Reservation takes a Rp 50 million deposit, and the first payment is 60% of the price.

Ownership

Ownership & what you actually get

Villa No. 4 sits on a 23-year land lease, and the owner has first right to renew for another 15 at the market rate when the time comes. After the deposit and our checks, you sign with the developer before a notary. We're still confirming three items: PBG, SLF and the short-term rental license.

Ownership and permits: ONSIDER by FEEELS · 3BR villa with sauna
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 term23 years + 15-year extensionThe listing shows a priority renewal at the market rate. We measure what's left of the term from handover and put the renewal wording in the contract.
ZoningPariwisata, tourism (pink)The zone comes from the developer's materials. An RDTR extract settles it before you pay, not the seller's description.
Building approval (PBG)To confirmWe haven't seen an issued approval in the project pack. Its number and a copy come first, then the deposit.
DeveloperFEEELS Development, company to confirmPT Feeels Invest Bali appears in the developer's papers for a nearby project. We confirm the contracting company for ONSIDER and review its completed work.
Certificate of occupancy (SLF)To confirmWithout an SLF there's no rental license, so each payment follows a construction stage rather than a date.
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 handoverFully furnished, Q4 2026An inventory of furniture and appliances goes into the 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

ONSIDER by FEEELS · 3BR villa with sauna payment schedule

  1. ReservationRp 50 million takes villa No. 4 off the market.
  2. ChecksOur team goes through the land lease, zone and permits first.
  3. First paymentYou pay 60% of the price under the developer agreement.
  4. Stages and handoverThe balance tracks construction, and the furnished villa changes hands against a signed act.

The deposit and the 60% first installment come from our listing database. The developer hasn't published the remaining schedule, which we set in the PPJB once our checks finish.

Location

Location: Bingin · Uluwatu

Around Bingin you get clifftop surf breaks, two beaches, Bingin and Dreamland,, and the south's top rental rates. Expect a pronounced low season and tight lanes to the sand.

ONSIDER villa 4: rooftop terrace with a canopy, render
Uluwatu · Badung · Jl. Ancak Sari
  • Bingin Beach≈ 1.2 km
  • Cafés and restaurants64 within 1 km
  • Shops12 within 1 km
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Buyers pick Bingin for surf and sunset, and supply of villas stays thin. The cost is a seasonal year and narrow access roads.

Bingin · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 157hotels
  • 44restaurants
  • 20cafés
  • 12shops
  • 10spas
  • 5gyms
  • 3bars

Closest places

  • YOURS Binginhotel · 34 m
  • Villa Uluwatu Tangohotel · 69 m
  • CARI Surf Villashotel · 131 m
  • WIRA Homestayhotel · 148 m
  • Naturela Homestayhotel · 164 m
  • Villa KaiZenhotel · 166 m
  • Rambo Homestayhotel · 167 m
  • Villa Om Swastiastuhotel · 179 m

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

Straight answers

Questions about ONSIDER by FEEELS · 3BR villa with sauna

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

Nothing. The developer covers our fee, and you pay only the list price. For villa No. 4 we review the 23-year land lease, the 15-year renewal clause, the Pariwisata zoning and the PBG. We handle that due diligence before the deposit, on our own budget, and send a written report of anything unresolved.

Can I buy villa No. 4 remotely?

Yes. You see it on Zoom, sign before a notary using a power of attorney, and we take handover on site for you. The complex is still under construction, so each installment waits until we've inspected that stage in person and sent a photo report. The final payment goes against the document pack, and no deposit moves without checked papers.

How does the 15-year extension work?

The base land lease runs 23 years. After that the owner has a priority right to extend for 15 more, at the market price of that time, so nobody can quote it today. We push for a pricing formula or a cap in the contract, not just the word priority.

How is villa No. 4 different from the others?

It's the only Type 2 house: 143 m² instead of 221 m², and a 29 m² terrace instead of 40.42 m². In exchange it has a sauna. Three bedrooms, a private pool and full furniture match the rest. It costs Rp 3.36 bn less than the cheapest Type 1, which makes it the lowest entry into the complex.

Is there a yield estimate for this villa?

We don't publish one on this page. On request we build a model for villa No. 4: an AirROI nightly rate for Uluwatu adjusted for a three-bedroom villa, then tested at three occupancy levels with costs at 40% of revenue. Until the rental license exists, the model covers long-term letting only. It's an estimate, not a guarantee.

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