ULUWATU · ID RR-2414

Uluwatu Art Villas: twelve pool villas with saunas and ice baths

Uluwatu Art Villas is a 12-villa complex in its finishing stage, with handover set for December 1, 2026. One layout is left: a one-bedroom villa of 115 m² (≈ 1,240 sq ft) on a 220 m² plot, with its own pool, sauna and ice bath. The price is Rp 5.12 bn for a 25-year lease plus a guaranteed 25.

Leasehold 25 + 25 years
Finishing
Sauna in every villa

1bedroom in the villa for sale
2bathrooms in the 1BR villa
115 m²one-bedroom villa
220 m²plot of the 1BR villa
Leasehold25 + 25 years
December 2026handover, finishing underway

Property

What you get

The complex puts twelve villas on a 5,000 m² (≈ 53,820 sq ft) plot in Uluwatu. The developer says it halved the usual density, since land this size normally carries 25 houses. By its figures, Bingin Beach is five minutes away, Padang Padang seven and the airport about 40. The mix covers one-, two- and three-bedroom villas, each with a private pool.

Daniele Lo Presti designed the architecture: white volumes, natural stone, sunken living rooms, double-height openings and custom furniture. Every villa gets a sauna, an ice bath, an outdoor bar with a barbecue, a workspace and a full kitchen. The interiors double as a gallery. Guests can buy any painting or sculpture, and the owner takes a cut of each sale, which gives the listing a hook on booking platforms.

The lease runs 25 years with a guaranteed extension for 25 more. The developer has sold every two- and three-bedroom villa. What's left is the 1BR: 115 m² (≈ 1,240 sq ft), two bathrooms, a 220 m² plot, Rp 5.12 bn. Handover falls on December 1, 2026. The developer is applying for the building approval (PBG) now.

Developer: Art Villas Bali, all projects and terms

Developer price list

Uluwatu Art 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".

Type	Size	Bedrooms	Price	The numbers
1BR villa	115 m² · plot 220 m²	1	Rp 5.12 bn	on request

Price, size and availability come from the Art Villas Bali table in our database. The 2BR and 3BR villas have sold out. We confirm your specific unit on the day you reserve.

Ownership

Ownership & what you actually get

You take a leasehold for 25 years, and the developer guarantees an extension for another 25. The sequence goes reservation, then the leasehold transfer and contract at a notary, then stage payments. The developer is processing the PBG alongside the finishing works. The SLF (certificate of occupancy) and the rental license follow the PBG and handover.

Ownership and permits: Uluwatu Art Villas
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	25 + 25 yearsWe count the remaining term from handover rather than from your purchase date, and the extension terms go into the contract.
Zoning	Residential, per the developerAn RDTR extract confirms it before the deposit. The zone decides whether a short-term rental license is possible.
Building approval (PBG)	Application in progressThe developer runs the PBG application in parallel with the finishing. We look at the OSS filing before the deposit and tie the balance to the approval.
Developer	Art Villas BaliBefore the deposit we check the selling company, the land lease and the projects it has completed.
Certificate of occupancy (SLF)	After the PBG and handoverThe SLF follows the building approval and completion, and without it there's no rental license. The final payment waits for the document pack.
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	Held by lawyers, per the developerThe contract has to show who holds the escrow and when money reaches the developer. We check that, and payments still follow verified stages.
Furniture and handover	Partly furnished, sauna and ice bath · handover Dec 1, 2026The furniture and appliance specification 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

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Terms

Uluwatu Art Villas payment schedule

10%Reserves the villa.
20%Leasehold transfer and contract at the notary.
20%Start of construction.
45%Five construction stages: 15%, 10%, 10%, 5% and 5%.
5%Handover of the villa and its permit.

The schedule comes from the developer's materials. The villas are already in finishing, so some stages lie behind them, and we fix the balance for your unit in the PPJB after our checks.

Location

Location: Uluwatu · Badung

Cliffs and ocean: area listings average Rp 4.3 million a night (ADR) at a 46% occupancy rate, the strongest pairing in the south. Yet 26.1% of listings sit in agricultural or protected zones, so pick a property with a real edge, not only a view.

Uluwatu Art Villas: 3BR villa facade, pool and lawn — Uluwatu · Badung · per the developer's pin

Bingin Beach5 min
Padang Padang Beach7 min
Ulu Cliffhouse8 min
Uluwatu Temple10 min
Ngurah Rai Airport≈ 40 min

People choose Uluwatu for surf, cliffs and beach clubs. The downside is sharp seasonality and a growing number of villas competing for renters.

Uluwatu · Badung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

65hotels
30restaurants
10sights
5shops
5cafés
4spas
2clinics

Closest places

Uluwatu Lodgehotel · 106 m
Puri Segara Villagehotel · 173 m
Davu Sundara Villa & Cottagehotel · 216 m
Jeffry Coffee Shoprestaurant · 231 m
Gobleg Inn Uluwatuhotel · 345 m
Villa Uluwatu Surf Ranchhotel · 348 m
Ancala Uluwatuhotel · 358 m
Indahwatuhotel · 394 m

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

Straight answers

Questions about Uluwatu Art Villas

What does Rise Real Bali charge when I buy at Uluwatu Art Villas?

Nothing on your side. Your price matches the developer's list, and our commission comes out of the developer's margin. We check the land, permits and contract at our own cost. For this villa, that covers the OSS filing for the PBG and the escrow terms, all before any deposit goes out. You get a written report listing what the developer still has to close.

Can I buy a villa here without flying to Bali?

Yes. We show the villa on Zoom, live from the site. The contract and the leasehold transfer go through a notary, acting on a power of attorney you give to someone you trust. Your money goes out in installments tied to construction stages. After handover we inspect the finished villa against a defect list and collect the documents for you.

Where would yield numbers come from?

We take the nightly rate from AirROI for the area and adjust it for the villa's type and size. For occupancy we look at professionally run villas in the same segment. Costs take 40% of revenue: management, tax and upkeep. The developer forecasts 10–14%, which we show separately and leave out of our math. Any figure we give is an estimate, not a guaranteed income.

What kind of ownership do buyers get at Uluwatu Art Villas?

Leasehold: a long-term lease on the land and the house. The developer states 25 years, with a guaranteed extension for another 25 on top. We count the remaining term from handover rather than from the day you buy, because that's the time you'll actually hold the villa. The contract fixes the extension terms and price up front. A foreigner can't hold freehold (Hak Milik).

When is handover, and what's still available?

Handover falls on December 1, 2026, and finishing works are underway now. The two- and three-bedroom villas have sold out. The one-bedroom villa remains: 115 m², two bathrooms, a 220 m² plot, Rp 5.12 bn. On the day you reserve, we confirm in writing that your specific unit is still free.

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