ULUWATU · ID RR-4147

Nyang Nyang one-bedroom villa with its building approval in hand: 53.2 m², ready to move in

What sets this one-bedroom villa near Nyang Nyang Beach apart is paperwork: it already holds its building approval (PBG). The house is small at 53.2 m² (≈ 575 sq ft), but the 127.5 m² plot fits an 8.7 m² pool, a deck and a pergola. Completed in December 2025 and furnished, it costs Rp 4.04 bn.

  • Leasehold 22 + 25 years
  • Ready to move in
  • PBG issued
  • 1bedroom
  • 1bathroom
  • 53.2 m²house
  • 127.5 m²plot
  • Leasehold22 + 25 years
  • Readycompleted in 2025

Property

What you get

From this compound it's three minutes by scooter to the Nyang Nyang path and five to Uluwatu Temple. The house itself is modest at 53.2 m² (≈ 575 sq ft). Its yard is not: the 127.5 m² (≈ 1,370 sq ft) plot fits a pool, a wooden deck and a pergola with sofas.

Sand-toned interiors run through the living room, which opens onto the yard. A round dining table sits by the kitchen. The bedroom has its own bathroom, the ceilings are high, and the air conditioning is in. You get the furniture and appliances with the price.

Our record shows the PBG issued, which most neighbors in the compound lack, while the SLF is still in progress. The zone reads orange in the database, though the RDTR extract has the final word. Lease: 22 years, plus a 25-year renewal the owner has declared. Price: Rp 4.04 bn.

Ownership

Ownership & what you actually get

The lease gives you 22 years, and the owner states a renewal for 25 more, 47 in total. Unlike the villas around it, this house already has a building approval (PBG) on record. The SLF is still being processed, and no rental license can be issued before it. You sign at a notary once we've matched the PBG against the registry.

Ownership and permits: One-bedroom villa with an issued PBG, Nyang Nyang
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 + 25 yearsA 22-year lease plus the 25 years the owner states as a renewal gives 47. Renewal price and right both belong in the contract before a deposit.
ZoningOrange per our database, unconfirmedBefore you pay, the RDTR Badung extract tells us what the plot permits.
Building approval (PBG)IssuedWe take the number and extract from the owner and match them with the registry ahead of the deposit.
SellerOwner, completed homeSold by its owner, with no developer attached. We check the owner's right and read through the prior agreements.
Certificate of occupancy (SLF)In progressWe ask the owner for a filing date. The contract sets a deadline, because the rental license waits on the SLF.
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, the house is completeThe notary holds the process and pays the owner when the lease reaches you.
Furniture and handoverFully furnishedFurniture and appliances belong to the deal. A signed inventory attaches 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

One-bedroom villa with an issued PBG, Nyang Nyang payment schedule

  1. ReservationYour deposit reserves the villa, and the owner and you agree how much.
  2. ChecksWe confirm the PBG in the registry and review the zone, SLF and the owner's right.
  3. CompletionSigning and the main payment take place at the notary as the lease passes over.

There's no payment plan in our data for this house. Following due diligence, the schedule gets negotiated with the owner and goes into the contract.

Location

Location: Nyang Nyang · Uluwatu

Nyang Nyang is a wild beach at the foot of a cliff, with small villa compounds grown up on top. It's quieter than central Uluwatu and costs less than the clifftop.

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

Visitors come for sunsets and a near-empty beach. One limit: the descent is steep, so families with kids pick other beaches.

Nyang Nyang · Uluwatu · Google map

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Straight answers

Questions about One-bedroom villa with an issued PBG, Nyang Nyang

What will Rise Real Bali charge me for this villa at Nyang Nyang?

Nothing at all. Our commission is the seller's cost, folded into the listed figure. Before a deposit we pay for the review: the owner's right, the 22-year lease and the stated renewal, the RDTR zone, the PBG against the registry and the SLF status. You receive written findings with open points. Any mismatch reaches you before your money does.

Can I purchase this Nyang Nyang villa without a trip to Bali?

Sure. The viewing happens on Zoom, and your signature at the notary goes through a power of attorney. With the home complete and furnished, we check it on site and write down the condition of walls, pool and appliances in an acceptance report next to the inventory. You pay against the lease transfer, and we take keys and originals for you.

Does this listing include a yield calculation?

It doesn't. The rate range in our data describes a different kind of property, so we won't stretch it over one private villa. We can build a model for this home when you ask: the area rate, occupancy at several levels, and 40% of revenue booked as costs. What comes out is our estimate, with no guaranteed income behind it.

What does an issued PBG give me?

The PBG is the building approval. With it the house stands legally, and the next step is the SLF, which opens the way to a nightly rental license. Neighboring villas in the compound have neither in our database. We match the PBG number against the registry before your deposit and put a deadline for the SLF into the contract.

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