BINGIN · ID RR-4756

Ocean-view villa with two bedrooms in south Bingin: 428 m², handover September 2026

This two-bedroom villa in south Bingin looks out to the ocean and gives you 428 m² of house, stepped over several levels on a 239 m² plot. Inside: two bedrooms and three bathrooms, plus a 19.5 m² pool and private parking. The seller targets September 2026 for handover, furniture included, on a 26-year lease at Rp 11.02 bn. The photos show renders.

Leasehold 26 years
Finishing works
Pool 19.5 m²

2bedrooms
3bathrooms
428 m²house
239 m²plot
Leasehold26 years
Finishinghandover September 2026

Property

What you get

The Bingin Beach stairs are seven or eight scooter minutes away. With 428 m² (≈ 4,605 sq ft) of floor space on a 239 m² plot, the building has to climb, so it spreads over several levels.

Both bedrooms have their own bathrooms, and a third one serves guests. The kitchen is a separate room, while the living and dining areas stay open and lead onto a terrace under a pergola. Outside there's a 19.5 m² pool and a parking spot of your own. Furniture comes with it.

Finishing works are still going, and the seller names September 2026 for handover. Zoning in the listing database: pink, tourism. There's a 26-year lease and nothing on record about renewal. The database has no entry for a PBG or SLF, so we request both from the owner ahead of a deposit.

Ownership

Ownership & what you actually get

The deal gives you 26 years of leasehold. No one has offered an extension yet, and we'll raise it with the owner before any deposit, since a renewal changes what the house is worth. You pay under a PPJB as construction advances and receive the lease from a notary at handover. The SLF comes once the builders are done, and the rental license only after that.

Ownership and permits: Two-bedroom ocean-view villa, Bingin
Form of ownership	LeaseholdForeigners 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 term	26 yearsNo extension is on the table. We count the years left from the deal date and discuss renewal terms with the owner before you commit.
Zoning	Tourism zone (pink), per our databaseWe confirm it against an RDTR Badung extract ahead of the deposit.
Building approval (PBG)	We're confirming it with the ownerWe need the permit number and extract from the owner first. No PBG means no legal house, however good the build.
Seller	Owner, house under constructionThe owner sells this house directly. We verify the seller's right and each contract in the chain before any deposit.
Certificate of occupancy (SLF)	After construction endsThe regency issues the SLF once the house is complete, and the rental license (NIB) depends on it. We tie its delivery to your final payment.
Short-term rental license (NIB)	After the SLFAirbnb, 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 nominee	Not 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.
Escrow	None, 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 handover	Fully furnishedThe house comes with furniture and appliances, and our inventory forms part of the contract as an appendix.

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 ocean-view villa, Bingin payment schedule

ReservationYour deposit fixes the price and pulls the villa from sale.
Construction stagesEach payment follows finished work, with the handover date and a late penalty written into the contract.
HandoverThe balance goes out at acceptance against the inventory, when the notary transfers the lease.

The listing carries no published payment plan for this villa. We set one out in the PPJB after the checks.

Location

Location: Bingin · Uluwatu

Bingin packs in more surfers per street than anywhere else in the south, and villas for sale are few. Hillside homes cost more for the view and the build, while the lower lanes sit closer to the water.

Bingin: poolside terrace with a lounger and a view over the hills — Uluwatu · Badung · Bingin

Bingin Beach8 min
Padang Padang11 min
Bingin cafés and warungs8 min
Balangan Beach13 min
Ngurah Rai Airport≈ 40 min

In Bingin an ocean view protects the price, for renting and for a later sale. The catch: getting to the water means steep lanes and long flights of stairs.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom ocean-view villa, Bingin

Do I pay Rise Real Bali anything for this ocean-view villa?

No. The seller's side covers our commission inside the Rp 11.02 bn asking price. At our own expense, before you pay a deposit, we look into the owner's right, the 26-year term, RDTR zoning, the building approval and what the SLF will need. The report you receive in writing names every open item, so surprises come early.

How do I buy a villa in Bingin that's still under construction from overseas?

You watch the site on a Zoom call, and signing happens at the notary under a power of attorney you issue. Every payment waits for a finished stage, and we film the progress on site for you. At handover we inspect the house in person and put any defects in a signed report. We hold the keys and documents locally until you land.

What do the photos on this page show?

They're renders of the villa as it should look at handover. They aren't photos of a finished building, and they don't come from another property. During the viewing we hold each room on site up against these images. A specification in the contract then fixes the finishes and materials, and we note every difference in writing.

What happens if handover slips past September 2026?

The contract has to settle that up front: a fixed date, a per-day late fee and an exit with your money back if the delay drags on. Payments follow construction stages rather than the calendar, and the balance goes out only when you accept the house. That way a delay costs the owner money, not you.

Can I rent the villa out nightly right after handover?

Not on day one. Guests by the night require two papers, the SLF and a rental license (NIB) held by the owner, and neither exists before the builders finish. Booking platforms delist villas lacking the license. Until the papers arrive, we plan for a long-term tenant, then switch to nightly guests once the license is in hand.

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