ULUWATU · ID RR-1427

Tamora Axis: a 135-villa complex above Bingin, Uluwatu, with two and three bedrooms

Going up on the plateau between Bingin and Uluwatu Temple, Tamora Axis will hold 135 villas, each with a private pool, from Rp 4.49 bn. The two layouts measure 138 m² (≈ 1,485 sq ft) and 298 m² (≈ 3,210 sq ft). Handover is set for December 2027, on a lease of 80 years including extensions.

  • Leasehold 80 years with extensions
  • Under construction
  • Private pool
  • 2–3bedrooms
  • 138–298 m²villa sizes
  • 135villas in the complex
  • Leasehold80 years with extensions
  • Q4 2027planned handover
  • 1.8 kmto Bingin Beach

Property

What you get

The complex sits on the plateau between Bingin and Uluwatu Temple, 1.8 km from Bingin Beach, with Padang Padang at a similar distance. The developer lays out 135 villas along internal lanes. Every one of them gets its own pool and a way up to the roof.

Two layouts are on sale: a 138 m² (≈ 1,485 sq ft) two-bedroom and a 298 m² (≈ 3,210 sq ft) three-bedroom. Both run over two levels, with a pool below and a roof terrace above. The renders show slatted facades, planted roofs and an island kitchen. We don't yet have the finish and appliance specification, so we've asked for it and will attach it to the contract.

The developer quotes 80 years of leasehold. In Indonesia anything over 60 years combines a base lease with extensions, so we pin down the base term first. The two-bedroom costs Rp 4.49 bn and the three-bedroom Rp 8.24 bn. Before any deposit we still need the zoning extract and a copy of the building approval (PBG).

Developer price list

Tamora Axis: 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
2BR villa with pool138 m²2Rp 4.49 bnwith numbers →
3BR villa with pool298 m²3Rp 8.24 bnwith numbers →

Our listing database supplies these sizes and prices, drawn from the project record and each unit record. We don't hold a recent availability sheet from the developer, so we confirm the lot and its price when you reserve.

Ownership

Ownership & what you actually get

You buy a leasehold that the developer describes as 80 years with extensions: a base lease plus renewals, which the contract has to spell out. Your paperwork starts with a reservation form and moves to the sale and purchase agreement (PPJB); the notary registers the lease once the keys change hands. The listing notes a PBG without a copy. The SLF and a rental license come once construction ends.

Ownership and permits: Tamora Axis
Form of ownershipLeasehold, freehold option mentionedForeigners 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). The developer mentions a freehold option too; which structure fits this project, we settle from the documents before the deposit.
Lease term80 years with extensionsTerms beyond 60 years in Indonesia always mean a base lease plus renewals. We get the base term and the renewal conditions into the contract, and we count the years left from handover rather than from purchase.
ZoningTo confirmThe listing leaves the zone blank. An RDTR extract answers the question before you pay anything.
Building approval (PBG)Stated, copy requestedOur database ticks the approval box but holds no number and no extract. We ask the developer for both ahead of the deposit.
DeveloperTamora Group, project company to confirmWe look at the company that signs your contract, what the group has delivered before and the land lease behind the site.
Certificate of occupancy (SLF)After constructionNo rental license comes without an SLF. That's why we tie payments to finished 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 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 confirmThe developer hasn't shared a finish and appliance list with us. We request it and make it an appendix to the PPJB.
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

Tamora Axis payment schedule

  1. ReservationA booking fee of Rp 50 million takes the villa off the market.
  2. First paymentHalf the price, less the booking fee, falls due on day 15 after reservation.
  3. InstallmentsThirty-six monthly payments start from that same day 15.
  4. Final paymentThe listing puts the balance at day 730, before you get the keys; we're checking that against the 36-month plan.

The 50:50 plan with 36 monthly installments comes from our listing database. We ask the developer for the amount of each tranche and the late-delivery penalty, then write both into the PPJB.

Location

Location: Uluwatu

The plateau behind Bingin is quiet, and the surf beaches sit about ten minutes away by scooter. Shops and cafes line the main road, so daily life here runs on two wheels.

Tamora Axis: aerial view of villas and their pools
Uluwatu · Badung
  • Bingin Beach≈ 1.8 km · 7 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Buyers pick the plateau for the entry price: it's the same ocean as Bingin on cheaper land. You pay for it with a ride to every beach.

Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 55hotels
  • 16restaurants
  • 6cafés
  • 5shops
  • 1bar
  • 1gym

Closest places

  • The Octagon Balirestaurant · 383 m
  • Divinity Villashotel · 402 m
  • Casa Amatahotel · 419 m
  • Padawatu Villashotel · 427 m
  • Oceannahotel · 434 m
  • Villa Capunghotel · 446 m
  • Villa Ali Agunghotel · 461 m
  • Uluwatu Sunset Hillshotel · 465 m

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

Straight answers

Questions about Tamora Axis

What does Rise Real Bali charge when I buy at Tamora Axis?

Zero. Tamora Group pays our commission out of its list price, so your number doesn't move. We absorb the cost of the checks that come before any deposit. For Tamora Axis we confirm the base lease term and the renewal conditions, request the PBG extract and the RDTR zoning, and verify the project company and its land lease. The open points come to you in writing.

Can I buy a Tamora Axis villa without flying to Bali?

Yes. A broker tours the plot on camera for you, and with your power of attorney a Bali notary executes the documents. The villas are under construction, with handover set for December 2027. We link each tranche to a construction stage, inspect it on site and send photos before you pay. We release the final payment only against the full document pack.

Where do the yield numbers come from?

The models sit on the 2BR and 3BR pages. Our nightly rate starts from AirROI figures for Uluwatu, adjusted for villa type and size. Occupancy follows the segment with professional management, and costs take 40% of revenue. The numbers are our estimate, and nobody can guarantee the income.

Is Tamora Axis leasehold or freehold?

Our listing shows the developer offering both. A foreigner can't hold Hak Milik personally, so the realistic routes are leasehold, Hak Pakai for a resident with a stay permit, or a PT PMA holding HGB. We confirm from the documents which one applies to this project, and we work out what running that structure costs you each year.

When will the villas be ready?

The developer targets December 2027, the last quarter of that year. The certificate of occupancy (SLF) and any rental license follow only after construction ends, so nightly letting can't start on day one. We tie your payments to stages we've seen finished, which keeps your money in step with the actual build rather than the promised date.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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