BINGIN · ID RR-1959

Two-bedroom villa with a pool among greenery in Bingin: 168 m², ready to move in

This completed two-story villa in Bingin puts 168 m² of house on a 300 m² plot, which leaves space for a slim 21 m² pool along the facade and a covered terrace facing greenery. The owner finished it in October 2025. You'd hold a 27-year leasehold for Rp 11.69 bn.

  • Leasehold 27 years
  • Ready to move in
  • Plot 300 m²
  • 2bedrooms
  • 3bathrooms
  • 168 m²house
  • 300 m²plot
  • Leasehold27 years
  • Readycompleted in 2025

Property

What you get

The beach path is nine minutes away by scooter, since this is the part of Bingin farthest from the sand. In return you look at trees instead of a neighbor's wall. At 300 m² (≈ 3,230 sq ft), the plot is almost twice the size of the house, which is rare in a village where every scrap of land gets built on.

The house spreads over two floors with an open plan. Kitchen, dining and lounge face a 21 m² pool stretched along the facade. Each bedroom gets its own bathroom, and there's a third one for visitors. A covered terrace with a sofa looks into the garden. Furniture and appliances stay.

Our listing database marks the plot yellow. That's residential zoning, not tourism, and it matters for nightly rentals. Twenty-seven years is the whole lease, since the materials name no extension. For Rp 11.69 bn, we still want the PBG, the SLF and any rental license from the owner before a deposit.

Ownership

Ownership & what you actually get

What you'd hold is a 27-year leasehold, and nothing in the materials mentions an extension. The notary transfers it on payment day. Because the zone is residential, we pull the RDTR extract early and model long-term letting first. The owner still owes us a PBG, an SLF and a word on whether any rental license exists.

Ownership and permits: Two-bedroom villa with a garden pool, 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 yearsNo extension appears in the materials. We count the years left from the deal date and try to secure renewal terms in the contract.
ZoningYellow zone (residential), per our databaseA Badung RDTR extract for the plot tells us what use the land allows before you pay a deposit.
Building approval (PBG)Confirming with the ownerThe permit number and a copy come to us before any deposit, since the house has no legal footing without it.
SellerOwner, completed homeThere's no developer on this listing, because the owner is selling. We review the owner's right and each earlier contract in the chain.
Certificate of occupancy (SLF)Confirming with the ownerThe regency won't grant a rental license without an SLF, so we ask for it straight away.
Short-term rental license (NIB)Confirming with 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 applicable, the house is builtFunds settle in the notary's office at the moment the lease transfers.
Furniture and handoverFully furnishedFurniture and appliances go with the villa, itemized 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 garden pool, Bingin payment schedule

  1. ReservationPay a deposit agreed with the owner, and the garden villa comes off the market.
  2. ChecksSeller's right, what the yellow zone allows, the PBG and the SLF all clear before the main sum.
  3. CompletionYou sign and settle before the notary as the 27-year lease moves to you.

Nobody attached a payment plan to this listing. After due diligence we settle the timing with the seller, and the sale contract fixes it.

Location

Location: Bingin · Uluwatu

You can cross Bingin on foot in about twenty minutes: warungs, surf camps and villas above the cliff. Near the main road it's greener and quieter. The cliff edge costs more and gets louder.

Garden villa in Bingin: pool beside the two-story house
Uluwatu · Badung · Bingin
  • Bingin Beach9 min
  • Padang Padang11 min
  • Bingin cafes and warungs9 min
  • Balangan Beach15 min
  • Ngurah Rai Airport≈ 40 min

A big plot in Bingin is scarce, and no one can build right up against you. The flip side is distance, since the beach is too far to walk to from this corner of the village.

Bingin · Uluwatu · Google map

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Straight answers

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

Will I owe Rise Real Bali a commission on this garden villa?

No. The seller pays us, and Rp 11.69 bn already includes it. You also pay nothing for the pre-deposit review. We look at who holds the land lease, the 27 years left and any renewal option, the yellow-zone RDTR extract, and the paper trail on building approval and occupancy. Our report then lands in writing, open items flagged, so problems show up while you still hold your money.

How can I buy this Bingin villa if I'm overseas?

Book a Zoom viewing first. After that a notary in Bali closes the deal with the proxy you sign at home, and the flight becomes optional. Because the house comes furnished, our team checks it at handover against the inventory, including the 21 m² pool, the terrace and every appliance, and writes up any defects. Settlement happens as the lease transfers, and our office holds the keys until your arrival.

Why don't you show yield numbers for this villa?

Two reasons. The nightly rates we've collected come from a different segment and wouldn't describe a private two-bedroom house fairly, and the yellow zone may rule out nightly letting. On request we'll model this villa from a long-term rent baseline first. Then we layer on the local nightly rate, three occupancy levels and a 40% haircut for upkeep and management. You'd be reading an estimate, not a guaranteed income.

What does the yellow zone mean for renting it out?

In the Badung RDTR, yellow marks residential land. A house there is fine, but nightly rental doesn't always get approved, because the license assumes a tourism use. We check the extract for this exact plot before the deposit and model long-term letting alongside. If a short-stay license turns out to be impossible, that changes what the villa is worth to you.

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