ULUWATU · ID RR-4077

One-bedroom villa above Nyang Nyang Beach with a 10 m² pool: 65.5 m², ready to move in

Here's a finished one-bedroom home above Nyang Nyang Beach, sold furnished for Rp 3.63 bn. Its centerpiece is a 10 m² private pool that ends at a gazebo with a daybed. The house measures 65.5 m² (≈ 705 sq ft) on a 124 m² plot and was completed in January 2026. The lease runs 28 years plus a stated 25-year extension.

  • Leasehold 28 + 25 years
  • Ready to move in
  • Pool and gazebo
  • 1bedroom
  • 1bathroom
  • 65.5 m²house
  • 124 m²plot
  • Leasehold28 + 25 years
  • Readycompleted in 2026

Property

What you get

A small residential compound on the plateau over Nyang Nyang holds this villa. The path down to the sand is three minutes by scooter, and Uluwatu Temple five. You get a detached house with its own yard, a 10 m² pool and a gazebo with a sofa at the far end of the water.

Inside, one large room carries it all: a living area with a corner sofa, a kitchen island and a dining table. Glass doors fold back onto a timber deck. The bedroom has its own bathroom and faces the pool, so you wake up looking at water. Air conditioning, furniture and appliances all come with the sale.

Our listing record marks the zone orange, and we still have to confirm that with an RDTR extract. The lease covers 28 years, and the owner states a further 25, for 53 in total. The price is Rp 3.63 bn. The database has no PBG number, SLF or rental license, and we ask for them before a deposit.

Ownership

Ownership & what you actually get

Ownership here is leasehold: 28 years under the current agreement and a 25-year extension the owner states on top. That second part only counts once the landowner agrees in writing and the renewal price appears in the notarial contract. Three documents are still the owner's job: the PBG, the SLF and, after them, the rental license.

Ownership and permits: One-bedroom villa by Nyang Nyang Beach
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 term28 + 25 yearsA 28-year base with a stated 25-year extension adds up to 53 years. The contract has to spell out the renewal right and what it costs.
ZoningOrange in our record, unconfirmedThe RDTR Badung extract for the plot settles this ahead of the deposit.
Building approval (PBG)Asked of the ownerOur file has no permit number yet. Without the PBG the house has no legal footing, so it comes before any money.
SellerOwner, completed homeA private owner sells this villa, and no developer is listed. We verify the seller's right and each earlier agreement.
Certificate of occupancy (SLF)Asked of the ownerThe regency won't grant a rental license without the SLF, which makes it a priority request.
Short-term rental license (NIB)Asked of 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 for a finished homeYour money goes out at the notary, at the moment the lease changes owner.
Furniture and handoverFully furnishedEverything inside stays, appliances included. An itemized list forms part of 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

One-bedroom villa by Nyang Nyang Beach payment schedule

  1. ReservationYou place a deposit to hold the villa, with the amount agreed directly with the owner.
  2. ChecksThe owner's right, RDTR zone, PBG and SLF get verified first.
  3. CompletionAt the notary, you sign and pay while the lease transfers to you.

This home has no payment plan on file. After our review, the owner and you settle the terms and the contract records them.

Location

Location: Nyang Nyang · Uluwatu

Nyang Nyang is a long, wild beach under the cliffs on the southwest of the peninsula. Small villa compounds have gone up on the plateau in recent years, while the sand below stays empty.

One-bedroom villa at Nyang Nyang, Uluwatu: pool and gazebo
Badung · Uluwatu
  • Uluwatu Temple5 min
  • Nyang Nyang Beach3 min
  • Nunggalan Beach9 min
  • Padang Padang Beach11 min
  • Ngurah Rai Airport≈ 40 min

Guests book this spot for quiet evenings and sunsets. The downside is a steep path to the water, awkward with small children.

Nyang Nyang · Uluwatu · Google map

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Straight answers

Questions about One-bedroom villa by Nyang Nyang Beach

How much does Rise Real Bali charge on the Nyang Nyang villa?

Zero. The seller pays our fee, and it's already part of the price. We cover the pre-deposit review ourselves: the seller's right, the 28-year lease and the stated 25-year renewal, the RDTR zone, and the state of the PBG and SLF. A written report follows, listing anything unresolved. You learn about mismatches while your money is still in your account.

Can I close on the Nyang Nyang villa while living abroad?

You can. We show you the villa live on Zoom. With your power of attorney, a notary closes the deal. Because it's complete and furnished, our staff checks the building, pool and appliances in person and writes up an acceptance record against the inventory. Payment clears as the lease moves over. We pick up keys and documents locally.

Is there a yield estimate for this villa?

Not on the page. The nightly rates in our set belong to a different segment, and they don't translate to a single private villa. We'll model this one on request, starting from the area rate, testing several occupancy levels and taking 40% of revenue off for costs. Treat it as our estimate rather than a promise of income.

What does leasehold 28 plus 25 years mean?

The current lease runs 28 years. The owner states another 25 as an extension, for 53 in total. That second block only works if the documents record both the renewal condition and its price. Before your deposit we get the landowner's written consent and write it into the contract, so the extra years don't rest on a verbal promise.

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