BINGIN · ID RR-4910

Moroccan-style one-bedroom villa in Bingin near Padang Padang: 85 m², handover January 2027

This Moroccan-style, two-story villa in Bingin has 85 m² inside on a 90 m² plot, three to four minutes by scooter from Padang Padang Beach. Inside are one bedroom, one and a half bathrooms and a 10 m² courtyard pool. Handover is due in January 2027, and the lease runs 24 years plus 30, for Rp 4.88 bn.

  • Leasehold 24 + 30 years
  • Finishing works
  • Pool 10 m²
  • 1bedroom
  • 1.5bathrooms
  • 85 m²house
  • 90 m²plot
  • Leasehold24 + 30 years
  • Buildinghandover January 2027

Property

What you get

From this edge of Bingin, Padang Padang Beach is three or four minutes by scooter, and the Bingin steps are about five. There's no view here, only neighboring villas and palms. You trade that for surf breaks a short ride away.

With 90 m² (≈ 970 sq ft) of land, the builder went up two floors for 85 m² inside. The ground floor gets an L-shaped sofa, an island counter and a guest toilet, with an open staircase to the upper floor. Up there the bedroom has an en-suite bathroom. Outside sit a 10 m² pool and a terrace, and the price includes the furniture.

Work continues on site, and the seller names January 2027 for handover. Our database records pink tourism zoning. The lease is 24 years with a declared 30-year extension for 54 years in total. We haven't seen the PBG or SLF yet and will ask the seller for them before the deposit.

Ownership

Ownership & what you actually get

The deal gives you 24 years of leasehold plus a 30-year extension the seller declares, 54 years in all. You sign a PPJB while construction continues, and the lease passes to you before a notary once the house is accepted. The PBG is in process. The SLF follows completion, and only then can the new owner apply for a rental license.

Ownership and permits: Moroccan-style 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 term24 + 30 yearsTwenty-four base years and 30 more by declared extension, 54 overall. We need the extension right and its price written in before you pay a deposit.
ZoningPink tourism zone, per our databaseBefore any money moves, a Badung RDTR extract has to match.
Building approval (PBG)In processWe ask the owner for the file number and an extract upfront, because the house can't be legalized without this permit.
SellerOwner, house under constructionAn owner is selling this villa while it's still being built, and no developer appears on the listing. We verify the seller's right and the prior contract chain.
Certificate of occupancy (SLF)After construction endsIt applies only to a finished house. The seller's duty to obtain it goes into the contract, since no rental license comes without it.
Short-term rental license (NIB)New owner appliesThe license goes to the owner after the sale and only once the SLF exists. Airbnb, Booking.com and other platforms delist villas without a valid one, so until then 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 furnishedThe villa comes with furniture and appliances. Both the spec and the inventory form appendices to the 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

Moroccan-style one-bedroom villa, Bingin payment schedule

  1. ReservationA deposit fixes the price and pulls the villa from sale.
  2. Construction stagesEach payment matches progress on site, and the January 2027 date and a delay penalty sit in the contract.
  3. HandoverThe balance falls due at acceptance against the inventory and the notary's transfer of the lease.

No payment plan comes with this listing. Our team drafts one after due diligence and records it in the PPJB.

Location

Location: Bingin · Uluwatu

Padang Padang and Bingin are neighboring surf beaches in southern Uluwatu. Rental demand stays even through the year, and compact villas with a pool near the water rent faster than big houses.

Villa in Bingin: timber deck and pool in a courtyard
Uluwatu · Badung · Bingin
  • Padang Padang Beach4 min
  • Bingin Beach5 min
  • Suluban Beach8 min
  • Uluwatu Temple10 min
  • Ngurah Rai Airport≈ 40 min

A house without a view costs less than the cliff-edge villas next door, and guests come for the wave rather than the window. The downside is dense building on every side.

Bingin · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Moroccan-style one-bedroom villa, Bingin

How much will Rise Real Bali charge me for this Moroccan villa?

Zero. We earn from the seller's side, and the Rp 4.88 bn price already includes that. Our pre-deposit checks are on us as well: who owns the right, the 24-year base lease and the 30-year extension terms, the RDTR zoning extract, the PBG status and the path to an SLF. The written summary you get flags every loose end before a single payment.

Is it realistic to buy an unfinished Bingin villa from abroad?

It is. You tour the site on Zoom, we film each stage of the build for you, and a Bali notary executes the documents under your power of attorney. Money goes out only as stages close. At the end we run the acceptance ourselves and record any unfinished work in a signed list. The balance moves with the lease transfer, so the trip to Bingin stays optional.

Can you tell me what this villa might earn?

We don't post a figure here. The nightly rates we've collected come from another segment, and a small private house near Padang Padang doesn't fit them. On request we'll model it properly: the nightly rate for the area, a handful of occupancy levels, and 40% of revenue taken off for costs. You'll get an estimate. Income itself can't be guaranteed.

What's the safest way to pay for a house under construction?

In pieces tied to the work. A deposit comes after our checks, then tranches against signed reports on each finished stage. The last payment waits for acceptance and the notary's transfer of the lease. Your PPJB names January 2027 and a penalty for running late, so money follows the building and any delay hits the seller.

What does the 30-year lease extension give me?

It stretches your holding from 24 years to 54. Longer tenure means more rental seasons, and the villa stays easier to resell in ten years. An extension only counts when the contract states its price and procedure. A verbal promise isn't enough. We verify it and lock it in before the deposit, then count the years left from handover.

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