PECATU · ID RR-4490

Two-level one-bedroom villa in Pecatu: 84 m², handover September 2026

Construction is wrapping up on a one-bedroom villa in south Pecatu: 84 m² over two levels on a 110 m² plot, with a private 8 m² pool. The owner sells it furnished for Rp 3.61 bn and plans handover in September 2026. The leasehold runs 29 years, plus a 20-year extension the owner states.

  • Leasehold 29 + 20 years
  • Under construction
  • Two levels
  • 1bedroom
  • 1bathroom
  • 84 m²house
  • 110 m²plot
  • Leasehold29 + 20 years
  • Buildinghandover September 2026

Property

What you get

The house stands in the southern part of Pecatu, about eight minutes by scooter from Samsara Beach. Going by the renders, it's one of several matching houses in a row. Each one gets its own wall, its own yard and its own pool, so you share nothing with the neighbors.

Inside there's 84 m² (≈ 905 sq ft) on a 110 m² (≈ 1,185 sq ft) plot. The ground floor is an open kitchen and living room with a breakfast bar, opening straight onto the 8 m² pool. An open staircase leads up to the single bedroom, and there's one bathroom. The owner includes all the furniture. Every image on this page is a project render, because nobody has photographed the finished house yet.

The listing puts the plot in the pink zone, which Badung reserves for tourism. The base lease is 29 years, and the owner promises another 20 after that, so 49 altogether. The asking price is Rp 3.61 bn. Handover in the listing is September 2026, which means right now, so we'll visit and see how far the work has really come. We're still confirming the PBG, SLF and rental license.

Ownership

Ownership & what you actually get

Your lease starts at 29 years, and the owner offers 20 more on renewal. Before a deposit we pin the renewal price and your right to it into the contract. The notary records the lease on the day you settle. A rental license stays out of reach until the owner produces the PBG and SLF for our review.

Ownership and permits: Two-level one-bedroom villa, Pecatu
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 term29 + 20 yearsA 29-year base with a stated 20-year extension, 49 years in all. We fix the renewal right and its price in the contract ahead of the deposit.
ZoningTourism zone (pink), per listing dataAn RDTR Badung extract confirms it before you pay anything.
Building approval (PBG)To confirmWe ask the owner for the PBG number and extract before the deposit. The house has no legal standing without this approval.
SellerOwner, house under constructionNo developer appears on this listing because the owner sells directly. We trace the owner's right and every earlier contract in the chain.
Certificate of occupancy (SLF)To confirmWe've requested the SLF from the owner. The regency won't issue a rental license (NIB) without it.
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.
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 furnishedFurniture and appliances stay with the house. We list every item in an appendix attached 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

Two-level one-bedroom villa, Pecatu payment schedule

  1. ReservationYour deposit locks the price and the owner pulls the villa from sale.
  2. Construction stagesEach payment follows real progress on site, with the deadline and a delay penalty in the contract.
  3. HandoverThe balance goes out when the inventory checks out and the notary transfers the lease.

The owner hasn't published an installment plan. We work one out together after the due diligence, and the PPJB fixes it.

Location

Location: Pecatu · Bukit

Small villas for couples and solo owners are filling south Pecatu. Beaches below the cliffs sit close by, while the cafés at Padang Padang take about seventeen minutes by scooter.

One-bedroom villa in Pecatu, render: pool and facade
Bukit · Badung · Pecatu
  • Uluwatu Temple23 min
  • Samsara Beach8 min
  • Padang Padang Beach17 min
  • Nunggalan Beach12 min
  • Ngurah Rai Airport≈ 30 min

The pink zone is the main selling point here: Badung sets it aside for tourism, which suits nightly letting better than a residential zone. The downside is the view, since you look at houses much like your own.

Pecatu · Bukit · Google map

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Straight answers

Questions about Two-level one-bedroom villa, Pecatu

How much does Rise Real Bali charge on this one-bedroom Pecatu villa?

Nothing at all. The seller funds our fee, and the asking price already covers it. Before your deposit, our lawyers check the owner's right, the 29-year lease and its 20-year renewal terms, the RDTR zone, the building approval and the SLF, at no cost to you. You get a written list of every open point, so any mismatch surfaces before you pay.

Can I buy the Pecatu one-bedroom from overseas?

Yes. We show you the build on a Zoom call, and your notary signs in your place on a power of attorney. Each payment matches a finished building stage. Once the house is complete, our team walks through it and writes down anything left undone in a report you sign off. The final payment goes out against the lease transfer, and our progress videos save you the flights.

Is there a rental yield model for this villa?

Not on this page. Our collected nightly figures come from another segment and wouldn't describe a small private house. Ask, and we'll model this villa alone: the area's rate, three occupancy scenarios, and upkeep plus management taking 40% of revenue. Whatever the model shows stays our estimate, and no one can guarantee what the villa will earn.

What happens if the villa isn't ready in September?

The owner set that date, and it falls this very month. We don't pay for a promise. Before the deposit we visit the site, photograph what stands and put a new date into the contract, with a penalty for every month of delay. The last payment goes out only after the inventory check and the certificate of occupancy.

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