ULUWATU · ID RR-1413

ONSIDER by FEEELS: six three-bedroom pool villas near Bingin, Uluwatu

ONSIDER is six furnished three-bedroom pool villas by FEEELS Development, about 1.2 km from Bingin Beach, priced from Rp 6.37 bn. You pick 221 m² (≈ 2,380 sq ft) with a big terrace or 143 m² (≈ 1,540 sq ft) with a sauna. Our listing database shows handover in Q4 2026. The lease runs 23 years, plus a priority 15-year extension.

Leasehold 23 + 15 years
6 villas
Private pool
Rooftop terrace

3bedrooms in every villa
221 m²Type 1 house · 40.42 m² terrace
6villas in the complex, 5 for sale
23 + 15years of leasehold · extension at market price
Q4 2026planned handover
1.2 kmto Bingin Beach

Property

What you get

ONSIDER is a small FEEELS Development complex on Jl. Ancak Sari in Pecatu, about 1.2 km from Bingin Beach by our database. It has six villas, every one with three bedrooms over two floors. Five are Type 1: a 221 m² (≈ 2,380 sq ft) house with a 40.42 m² terrace. The sixth, Type 2, is smaller at 143 m² (≈ 1,540 sq ft), with a sauna and a 29 m² terrace.

The plan wraps around inner garden courtyards, and sliding glass doors open the living room and kitchen onto them. A fire-pit terrace sits by the pool, and a covered second terrace tops the roof. The frame is steel, with KalsiClad fiber-cement walls and 100 mm insulation. On the hot Uluwatu ridge that keeps rooms cooler by day and bedrooms quieter. Villas come fully furnished, each with a private pool.

The developer's materials put the plot in the pink tourism zone (Pariwisata). You get a 23-year leasehold with a priority right to extend 15 years at market price. Type 1 lists at Rp 9.73 bn for villa 1 and Rp 10.43 bn for villas 3, 5 and 6, while the Type 2 sauna villa is Rp 6.37 bn. One Type 1 villa has already sold. We're confirming the build stage and permits with the developer before any deposit.

Developer price list

ONSIDER by FEEELS: 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
Type 1 · villa 1	221 m² + terrace 40.42 m²	3	Rp 9.73 bn	on request
Type 1 · villas 3, 5, 6	221 m² + terrace 40.42 m²	3	Rp 10.43 bn	on request
Type 2 · villa 4 · sauna	143 m² + terrace 29 m²	3	Rp 6.37 bn	with numbers →
Type 1 · villa 2	221 m² + terrace 40.42 m²	3	Sold	on request

Sizes, prices and villa status come from our listing database, based on the developer's sales report. Construction and layouts follow the developer's architectural package. We recheck which villas are free when you ask.

Ownership

Ownership & what you actually get

Each villa comes on a 23-year land lease with a priority right to renew for 15 more years at the market price of the day. You reserve with a deposit, we run the checks, then you sign with the developer and a notary registers the lease. The building approval, SLF and rental license are still on our list to confirm.

Ownership and permits: ONSIDER by FEEELS
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	23 years + 15-year extensionOur listing database gives a priority extension at market price. We count the remaining term from handover and write the renewal clause into the contract.
Zoning	Pariwisata, tourism (pink)The developer's materials name the zone. We confirm it with an RDTR extract before the deposit rather than take the seller's word.
Building approval (PBG)	To confirmThe project materials show no issued approval. We ask for its number and a copy before the deposit.
Developer	FEEELS Development, company to confirmThe developer's paperwork for a neighboring project names PT Feeels Invest Bali. We check which company signs for ONSIDER and what it has delivered.
Certificate of occupancy (SLF)	To confirmThe rental license depends on the SLF, so we tie payments to construction stages, not to 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	Fully furnished, Q4 2026The furniture and appliance list becomes an appendix to 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 ONSIDER by FEEELS?

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Terms

ONSIDER by FEEELS payment schedule

ReservationA Rp 50 million deposit holds the villa you pick.
ChecksWe review the land lease, zoning and permits before the main payment.
First payment60% of the villa price under the developer contract.
Stages and handoverThe rest follows the build schedule, ending with a signed handover of the furnished villa.

Our listing database gives the deposit of Rp 50 million and the 60% first payment. How the rest splits isn't public, and we settle it in the PPJB after due diligence.

Location

Location: Bingin · Uluwatu

Bingin is Uluwatu's surf core: cliffs, Bingin and Dreamland beaches, and the highest rental rates in the south. The trade-off is strong seasonality and narrow lanes down to the water.

ONSIDER by FEEELS: covered rooftop terrace, 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

People come to Bingin for the waves and the sunsets, and villas here are few. You pay for that with a seasonal calendar and tight roads to the beach.

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

What does Rise Real Bali charge when I buy at ONSIDER by FEEELS?

Nothing. The villa costs what the developer lists, and the developer covers our commission. At our own cost, we check the land lease, the zoning and the permits ahead of any deposit. You get a written report listing what's still open. If the checks fail, we don't take the deal forward and don't charge for the work.

Can I buy a villa at ONSIDER without flying to Bali?

Yes. We show the villa and the site on Zoom and match the stage against fresh photos and video from the build. You sign with the developer through a notary under a power of attorney, and payments go by bank transfer. On completion our team inspects the villa, furniture and pool and records any defects before you sign.

How much are the ONSIDER villas and what's included?

The Type 2 villa with a sauna is Rp 6.37 bn. Type 1 villas go for Rp 9.73 bn and Rp 10.43 bn. Each price covers the house, a private pool, the terrace and full furniture. The figures come from our listing database, built on the developer's sales report, and we recheck which villas remain when you ask.

What kind of ownership do I get, and for how long?

Leasehold, since foreigners can't own freehold in Bali. Our database shows 23 years plus a priority right to extend 15 more at market price. That's shorter than the usual 25 to 30 years, so we calculate the remaining term from handover and ask for the renewal price and conditions in the land lease itself.

When is handover, and can I rent the villa nightly?

Our listing database puts handover at the end of 2026, and we're confirming the build stage with the developer: its materials mention both a construction-period installment plan and finished villas. Nightly rentals need the SLF and a rental license (NIB). Platforms remove villas that don't have them.

Units in this project