BINGIN · ID RR-1045

Two-bedroom villa with a screened terrace in north Bingin: 112 m², ready to move in

This completed two-bedroom villa in north Bingin has 112 m² over two levels on an 85 m² plot, two en-suite bedrooms and a pool off the kitchen. The lease runs 29 years, and the seller states a 20-year extension on top, 49 in all. The furniture stays, and the asking price is Rp 4.99 bn.

  • Leasehold 29 + 20 years
  • Ready to move in
  • Up to 49 years
  • 2bedrooms
  • 2bathrooms
  • 112 m²house
  • 85 m²plot
  • Leasehold29 + 20 years
  • Readycompleted in 2024

Property

What you get

From this north Bingin house, Balangan takes seven minutes on a scooter, the beach steps four and the warungs three. The footprint is tight: 112 m² (≈ 1,205 sq ft) of house on two levels over an 85 m² plot, so the yard is mostly pool and terrace.

The kitchen and living room are proper enclosed rooms, with sliding doors that open onto the water. Wooden louvers wrap the terrace, where wicker chairs stay shaded from the sun and from the neighbors. Both bedrooms get a stone-finished bathroom of their own. The AC units, the furniture and the kitchen appliances convey with the sale.

Zoning for this plot reads pink, tourism use, in our listing records. You'd hold 29 years on the lease, plus 20 more that the seller says are available, 49 in total. Those records show no PBG and no SLF on the house so far, and no rental license either. Asking price: Rp 4.99 bn.

Ownership

Ownership & what you actually get

You'd take over a 29-year lease, and the seller says it can run another 20. We write the price and terms of that extension into the contract before any deposit. The lease changes hands at the notary the day you pay. Our database lists no PBG or SLF for this house, so those two documents come first in our requests to the owner.

Ownership and permits: Two-bedroom villa with a louvered terrace, 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 term29 + 20 yearsBase term 29 years plus a stated 20-year extension, 49 in all. The extension's price and your right to it go into the contract before the deposit.
ZoningTourism zone (pink), per our databaseAn RDTR Badung extract confirms the zone before you put down a deposit.
Building approval (PBG)Not issued, per our databaseWe ask the owner for the permit number and extract ahead of the deposit. Without a PBG the house has no legal standing.
SellerOwner, completed homeThe owner sells directly. We trace the seller's right and every earlier contract before money moves.
Certificate of occupancy (SLF)Not issued, per our databaseWe request it from the owner, because the rental license (NIB) can't follow without it.
Short-term rental license (NIB)Not issuedAirbnb, 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 finishedYou pay at the notary's office as the lease moves into your name.
Furniture and handoverFully furnishedFurniture and appliances come with the house. We list every item in an appendix 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-bedroom villa with a louvered terrace, Bingin payment schedule

  1. ReservationA deposit takes the villa off the market, and you settle its size with the owner.
  2. ChecksWe clear the seller's right, the RDTR zone, the PBG and the SLF before the main payment.
  3. CompletionYou sign and pay at the notary while the lease transfers to you.

The owner hasn't shared a payment schedule for this house. We'll negotiate one once our checks finish, and the contract will carry it.

Location

Location: Bingin · Uluwatu

Bingin is a small village over a surf break where new supply barely grows, because the shoreline is protected and slope land costs a lot. That keeps occupancy high and haggling short.

Two-bedroom villa with a louvered terrace, Bingin: kitchen and living room opening to the pool
Uluwatu · Badung · Bingin
  • Bingin Beach4 min
  • Padang Padang8 min
  • Bingin cafés and warungs3 min
  • Balangan Beach7 min
  • Ngurah Rai Airport≈ 40 min

The louvered terrace solves dense Bingin's main problem, which is neighbors looking in. The cost is less daylight inside.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom villa with a louvered terrace, Bingin

What does Rise Real Bali charge on this Bingin villa?

Nothing on your side. Our fee comes from the seller and is part of the Rp 4.99 bn figure. Ahead of any deposit, we pay to review the owner's right, the 29 base years of the lease, what the 20-year extension would cost, zoning under the RDTR, and the permits still missing (PBG and SLF). Findings reach you as a written list of open points.

Can I buy this villa in Bingin without flying over?

Yes. A Zoom tour with a broker comes first, then a local notary signs using a power of attorney from you. With a finished, furnished house, handover runs off an item-by-item list: we note how the walls, roof, pool and appliances look on the day. Money moves at the transfer, and our team takes the keys locally.

Is there a rental yield estimate for this house?

Not on this page. Our nightly-rate data for Bingin comes from other property types, so it doesn't carry over cleanly to a finished private villa. On request we'd model this house using a Bingin rate, three occupancy cases and running costs of 40%. Treat that as a projection, because nobody can promise what the house will earn.

What should I inspect in a house finished in 2024?

Two years of southern Bali weather already leave marks. We look at the roof and joints after the rainy season, the pool and its equipment, the air conditioners and any damp in the bathrooms. Whatever we find goes into the acceptance report, and it becomes a point in the price talk with the owner.

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