ULUWATU · ID RR-4035

Nunggalan villa with a mezzanine bedroom: 73.2 m² on two levels, ready to move in

A furnished one-bedroom house in Nunggalan, at the southern tip of Uluwatu, is finished and listed at Rp 3.11 bn. It has 73.2 m² (≈ 790 sq ft) over two levels on a 108 m² plot, and the beach is two minutes away. Handover took place in January 2026. The leasehold runs 22 years, with no extension on offer.

  • Leasehold 22 years
  • Ready to move in
  • Two minutes to the beach
  • 1bedroom
  • 1.5bathrooms
  • 73.2 m²house
  • 108 m²plot
  • Leasehold22 years
  • Readycompleted in 2026

Property

What you get

Nunggalan sits at the far southern edge of Uluwatu and is its calmest corner. From the gate, Nunggalan Beach is a two-minute scooter ride, Nyang Nyang seven, and Uluwatu Temple roughly a quarter hour. There are no loud bars nearby. Evenings here are dark and still.

The plan splits over two levels: downstairs you get a double-height living room plus a kitchen with a dining table, and the bedroom sits upstairs on a mezzanine. There's a full bathroom and a guest toilet. The house covers 73.2 m² (≈ 790 sq ft) on a 108 m² plot. The owner listed it with project renderings even though it's finished, so we film the real rooms during the viewing.

The lease runs 22 years, and nobody has offered a renewal. Our listing record shows an orange zone, which an RDTR extract still has to confirm. The asking price of Rp 3.11 bn includes the furniture. The database holds no PBG, SLF or rental license, and we request all three from the owner before any deposit.

Ownership

Ownership & what you actually get

The whole value here rests on 22 years of leasehold, since the owner offers no extension. We count the years left on your signing date and price accordingly. The lease transfers at a notary on payment day. Building approval (PBG), SLF and rental license status are open questions, and the owner has to answer them before you commit money.

Ownership and permits: One-bedroom villa with a mezzanine, Nunggalan
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 term22 yearsNo renewal appears in the owner's materials. We work from the balance on the deal date, and any extension terms go into the contract.
ZoningWe're confirming itOur record says orange. An RDTR Badung extract decides it before you put down a deposit.
Building approval (PBG)Requested from the ownerWe need the permit number and its extract first. A house without a PBG has no legal standing.
SellerOwner, completed homeThe owner sells in person, with no developer on the file. Every contract in the chain gets checked before money moves.
Certificate of occupancy (SLF)Requested from the ownerNo rental license can follow until the SLF exists, so this document comes first.
Short-term rental license (NIB)Requested from the ownerAirbnb, 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.
EscrowNot needed, construction is overThe notary settles the sale and pays the owner once the right passes to you.
Furniture and handoverFully furnishedFurniture and appliances go with the house. We list every item in an appendix you both sign.
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

One-bedroom villa with a mezzanine, Nunggalan payment schedule

  1. ReservationA deposit pulls the villa from sale, and the owner agrees its size with you.
  2. ChecksZone, PBG, SLF and the owner's right all need answers ahead of the main transfer.
  3. CompletionThe notary witnesses signing, and your payment goes against the change of right.

Nothing in our database sets a payment plan for this home. The contract fixes one after due diligence.

Location

Location: Nunggalan · Uluwatu

Nunggalan is the southernmost and quietest part of Uluwatu. The beach lies below a cliff, you walk down to it, and it draws fewer tourists than Padang Padang.

One-bedroom villa in Nunggalan, Uluwatu: rendering of the facade and pool
Badung · Uluwatu
  • Uluwatu Temple13 min
  • Nyang Nyang Beach7 min
  • Nunggalan Beach2 min
  • Padang Padang Beach14 min
  • Ngurah Rai Airport≈ 40 min

Guests here need a scooter, since Padang Padang and its cafes are 14 minutes off. In exchange the nights stay silent, which sells to people who come to rest, not to party.

Nunggalan · Uluwatu · Google map

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Straight answers

Questions about One-bedroom villa with a mezzanine, Nunggalan

Do I pay Rise Real Bali anything for the Nunggalan villa?

No. The seller pays our commission, folded into the asking price. We fund the checks before your deposit: who holds the right, how many of the 22 lease years remain and whether renewal is possible, the RDTR zone, the PBG and the SLF. You get our findings in writing with every open point. Problems surface before you pay anything.

How do I buy a villa in Nunggalan from overseas?

A Zoom tour shows you the house, and a notary signs on your behalf with a power of attorney. The home is finished and furnished, so our team does the acceptance on site: structure, pool and appliances go into a written record next to the inventory. Money moves against the transfer of the lease. Keys and originals come to us, then to you.

Where are the yield numbers for this villa?

We don't post a model here. The rate range we collect covers another kind of property and doesn't carry over to a small private home. Ask, and we'll calculate this lot alone: an area nightly rate, occupancy scenarios and 40% of revenue held back for running costs. Whatever it shows is an estimate, never a promised return.

Why does the listing show renderings if the house is finished?

The owner put the villa on the market with the project's visuals, and our database has no recent photos. That's thin for a purchase, because finishes, furniture and window views can differ from a rendering. We shoot the house at the viewing or run a live video walk-through, and we match the furniture to the inventory before you pay a deposit.

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