BINGIN · ID RR-4840

Two-story one-bedroom villa in Bingin: 83 m², handover February 2027

This white, arched two-story villa in Bingin gives you 83 m² on an 81 m² plot, with handover set for February 2027. The one bedroom and its bathroom are upstairs. An 8 m² pool fronts the garden side. Part of the furniture comes with the Rp 3.82 bn price, and the lease runs 26 years plus 10.

  • Leasehold 26 + 10 years
  • Finishing works
  • Pool 8 m²
  • 1bedroom
  • 1bathroom
  • 83 m²house
  • 81 m²plot
  • Leasehold26 + 10 years
  • Q1 2027handover

Property

What you get

Six minutes by scooter gets you from these residential lanes of Bingin to the beach path, and the warungs on the slope are about as close. An 81 m² (≈ 870 sq ft) plot is tight, so the builder stacked the rooms over two floors. You end up with 83 m² inside, a small pool out front and a thin strip of garden.

The renders show a ground floor with a sunken sofa, an open kitchen and a dining table, all behind full-height glass that slides onto the garden. A staircase climbs to the bedroom, where arched doors lead into its bathroom. That's the only bathroom in the house. Some furniture stays, and we list exactly which pieces before any deposit so nothing gets argued over at handover.

Finishing works are underway, and our listing database gives February 2027 for handover. Tourism zoning (pink) applies to the plot. You'd hold 26 years of lease with a 10-year extension on the table, 36 years overall. Neither permit shows in the database yet, so the seller owes us the PBG and the SLF ahead of the deposit.

Ownership

Ownership & what you actually get

You'd buy a leasehold of 26 years, and the seller declares a 10-year extension beyond it. The house isn't finished, so we count remaining years from handover. First comes a sale agreement for a home under construction, then the notary moves the lease after acceptance. The SLF and the rental license both follow completion.

Ownership and permits: Two-story one-bedroom villa, Bingin
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 term26 + 10 yearsBase term 26 years, extension 10, together 36. Your agreement should state the extension price, and we count the remaining years from the handover date.
ZoningPink tourism zone, per our databaseWe pull a Badung RDTR extract on this plot before you reserve.
Building approval (PBG)Confirming with the sellerOn a house still going up, the PBG comes first. Construction without it isn't legal, so we see the number before the deposit.
SellerOwner, house under completionNo developer is named for this listing. We verify the seller's right, the earlier contracts and the building contractor's agreement.
Certificate of occupancy (SLF)After handoverThe authorities issue it once construction ends. Your contract sets a deadline for it, since the rental license depends on it.
Short-term rental license (NIB)After handoverThe owner applies in their own name once the SLF exists. Airbnb, Booking.com and similar sites delist villas without a valid license, so plan the first months as long-term rental.
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 handoverPartly furnishedA written inventory separates what stays from what you'd buy yourself. The finish specification 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

Two-story one-bedroom villa, Bingin payment schedule

  1. ReservationYour deposit pulls the villa off sale, and its size depends on the seller.
  2. ChecksSeller's right, RDTR zone, PBG and the builder's contract clear before real money moves.
  3. Construction stagesEach tranche follows a signed stage report, with the February 2027 date and a delay penalty in writing.
  4. HandoverThe last payment follows acceptance against the spec and the lease transfer at the notary.

No stage plan came attached to the listing. We'll map the payments to the remaining building work after due diligence and record them in the agreement.

Location

Location: Bingin · Uluwatu

Bingin has few villas and a steady surf crowd, so owners rarely haggle long. Hillside homes charge extra for the view. Lower lanes put you closer to the sand and the steps down the cliff.

Bingin villa: timber terrace beside a courtyard pool
Uluwatu · Badung · Bingin
  • Bingin Beach6 min
  • Padang Padang9 min
  • Bingin cafes and warungs5 min
  • Balangan Beach11 min
  • Ngurah Rai Airport≈ 40 min

Couples and surfers on month-long stays rent small houses like this. The catch: 81 m² of land leaves almost no yard.

Bingin · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Two-story one-bedroom villa, Bingin

Do I pay Rise Real Bali anything for this two-story villa?

Not a rupiah. Our fee sits on the seller's side of the Rp 3.82 bn. The pre-deposit review costs you nothing either. We go through the seller's right, the 26 + 10 year lease and the mechanics of the 10-year extension, the RDTR zoning extract, the PBG and the contract with the builder. Anything that doesn't add up lands in our written report first.

How do I follow construction if I live abroad?

We stream the site to you over video, and a notary signs on a power of attorney you issue. At handover our team compares the finish, the 8 m² pool, the appliances and the furniture with the spec attached to your contract. Defects go into a signed acceptance record. You only pay the balance once that record is clean, so a flight to Bali isn't part of the plan.

Is there a rental forecast for this one-bedroom?

Not here. The rates we've gathered belong to another segment and say little about a compact two-story house in Bingin. If you want numbers, we'll run a model for this specific villa: the local nightly rate, low, middle and high occupancy, and 40% of gross revenue set against costs. You'd be reading an estimate. No one can promise the income.

How do payments work on a villa that isn't finished?

You never hand over the whole amount on day one. Once our checks are through you place a deposit, then pay in tranches, each against a signed report on a finished stage. The balance comes after acceptance and the lease transfer. The contract carries the February 2027 date and a penalty for delay, so a slipped schedule costs the seller rather than you.

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