BINGIN · ID RR-4847

Two-bedroom garden villa in east Bingin: 85 m², ready to move in

This two-bedroom villa in east Bingin puts an 85 m² house on a 177 m² plot, which leaves room for tropical planting and a 14.5 m² pool. Both bedrooms have their own bathrooms. The owner finished the house in November 2024 and leaves the furniture. Price: Rp 3.74 bn on a 27 + 30 year lease.

  • Leasehold 27 + 30 years
  • Ready to move in
  • Jungle view
  • 2bedrooms
  • 2bathrooms
  • 85 m²house
  • 177 m²plot
  • Leasehold27 + 30 years
  • Readycompleted in 2024

Property

What you get

Eastern Bingin sits back from the cliff, about eight minutes by scooter from the beach. The 177 m² plot is roughly twice the footprint of the 85 m² (≈ 915 sq ft) house, and the spare ground went into the garden and pool. Palms and treetops fill the windows.

Full-height sliding glass connects the living room and its corner sofa to the pool, with a kitchen and bar counter next to it. Dining is open-plan. In the second bedroom a fold-away bed tucks into a cabinet by day and frees the floor. Both bedrooms are en suite, and the price covers furniture and appliances.

The owner handed the house over in November 2024. In our listing records the zone is pink, meaning tourism. Your lease would be 27 years, and the seller states it extends by 30, to 57 in all. The PBG and SLF are still in process, and we request both from the owner before a deposit.

Ownership

Ownership & what you actually get

The lease on offer runs 27 years, with a 30-year extension the seller states, so up to 57 years in all if the contract secures it. Two permits are still in progress: the PBG and the SLF. We tie part of the payment to them, and the rental license follows in your name after the deal.

Ownership and permits: Two-bedroom villa with a tropical garden, 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 term27 + 30 yearsThe base term is 27 years, and the seller states a further 30, for 57 in total. Before the deposit, the contract has to spell out the extension price and your right to use it.
ZoningTourism zone (pink), per our databaseAn RDTR Badung extract, ordered before the deposit, confirms it.
Building approval (PBG)In progressThe owner needs to give us the number and extract before a deposit. A house has no legal status until its PBG exists.
SellerOwner, completed homeThe seller here is a private owner, not a developer. We confirm the owner's right and every link in the contract chain.
Certificate of occupancy (SLF)In progressThe rental license (NIB) depends on this certificate, so we ask the owner where the application stands.
Short-term rental license (NIB)After the dealAirbnb, 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 home is builtYour payment clears at the notary in exchange for the lease transfer.
Furniture and handoverFully furnishedEverything inside stays: furniture and appliances, listed in a contract 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 villa with a tropical garden, Bingin payment schedule

  1. ReservationA reservation deposit, in an amount you agree with the owner, takes the house off the market.
  2. ChecksWe review the seller's right, the zoning and the current state of the PBG and SLF applications.
  3. CompletionThe notary oversees signing and payment as the lease changes hands.

Our database has no schedule for this house. With two permits still in progress, we suggest the contract holds back part of the price until they arrive.

Location

Location: Bingin · Uluwatu

Few villas come up for sale in Bingin, and surfers keep demand level. Cliff and slope homes ask more for the view, while those lower down or further back cost less.

Bingin: pool in a courtyard with a timber terrace
Uluwatu · Badung · Bingin
  • Bingin Beach8 min
  • Padang Padang11 min
  • Bingin cafés and warungs7 min
  • Balangan Beach12 min
  • Ngurah Rai Airport≈ 40 min

The eastern side is calmer than the coast, with bigger plots and a longer trip to the beach. You'll want a scooter living here.

Bingin · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Two-bedroom villa with a tropical garden, Bingin

What will Rise Real Bali cost me on this garden villa?

Nothing at all. Rise Real Bali's fee sits inside the Rp 3.74 bn asking price, and the seller pays it. Our pre-deposit review is free to you and covers the lease holder, the 27 base years, the price of the 30-year extension, RDTR zoning, and how far the PBG and SLF filings have come. A written report lists whatever remains open.

Can I close on this villa from another country?

Yes. A broker leads the viewing on Zoom, and your notary signs through a power of attorney. We walk the finished house with its furniture inventory and note the condition of the rooms, pool and kitchen appliances in an act we both sign. Funds go across as the lease moves to you, and our team collects the keys.

Do you publish a rental estimate for this villa?

No. We track nightly rates for other kinds of listings, and they don't match a private two-bedroom house. We'll model this one on request, from a Bingin nightly rate, a handful of occupancy levels and costs at two-fifths of revenue. It's our estimate. Nobody guarantees rental income.

Should I buy while the PBG is still in progress?

Yes, provided part of your payment stays back until the permit exists. The PBG is the building approval: no PBG, no legal house, and no SLF or rental license after it. We ask the owner for proof of filing and an expected date, then write both into the contract.

What does a 27 + 30 year lease mean?

Your land lease lasts 27 years from signing, and the seller states you can add 30 more. Renewal doesn't happen by itself. The contract must record its price and procedure now. Otherwise you'd be back at the table with the landowner when year 27 arrives. We count your remaining term from the deal date.

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