BINGIN · ID RR-1017

Courtyard villa in Bingin with two bedrooms: 210 m² on two levels, ready to move in

This completed two-bedroom villa in Bingin gives you 210 m² over two levels on a 160 m² plot, with three bathrooms. Every room faces an inner courtyard with a 15 m² pool, so neighbors stay out of sight. The owner finished it in April 2025 and asks Rp 6.62 bn, furniture included, on a 36-year lease.

  • Leasehold 36 years
  • Ready to move in
  • Inner courtyard
  • 2bedrooms
  • 3bathrooms
  • 210 m²house
  • 160 m²plot
  • Leasehold36 years
  • Readycompleted in 2025

Property

What you get

Beach steps are four minutes from this northern Bingin house by scooter, the warungs three, Balangan seven. Plots here are small, so houses grow upward. This one packs 210 m² (≈ 2,260 sq ft) of floor space onto a 160 m² (≈ 1,720 sq ft) plot, which means two full levels.

Daily life turns inward, toward the courtyard and its 15 m² pool. Kitchen, lounge and dining area sit indoors under one roof, lit by a big arched window. One bedroom has a wall-length wardrobe, the other a dressing table, and each has its own bathroom. That makes three bathrooms in total, and the furniture stays.

Pink tourism zoning covers the plot, going by our listing database. At 36 years, the base lease gives a long runway for a finished house, though no extension is on the table. The price is Rp 6.62 bn. We're still waiting on the owner for the PBG, the SLF and a rental license.

Ownership

Ownership & what you actually get

You get a 36-year leasehold with no stated extension. Signing and payment happen before a notary, who moves the lease into your name. Three documents are still open with the owner: building approval (PBG), SLF, rental license. We want answers on each before you pay a deposit.

Ownership and permits: Two-bedroom courtyard villa, 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 term36 yearsNo extension appears in the materials. We work out the balance on the transaction date, and any renewal clause goes into the contract.
ZoningPink tourism zone, per our databaseA Badung RDTR extract confirms it first.
Building approval (PBG)Confirming with the ownerWe need the PBG number and an extract before a deposit. It's the permit that makes the house legal.
SellerOwner, completed homeThe owner sells the house directly. We look at their right and at each prior agreement.
Certificate of occupancy (SLF)Confirming with the ownerWe're asking the owner for the SLF, the document a rental license requires.
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 needed, the villa is completeYou pay at the notary against the change of lease holder.
Furniture and handoverFully furnishedFurniture and appliances come with the sale, 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 courtyard villa, Bingin payment schedule

  1. ReservationPay a deposit and the owner stops showing the house. The sum is up to you and the owner.
  2. ChecksBefore the main payment, we confirm the owner's right, the zone, the PBG and the SLF.
  3. CompletionThe notary witnesses the signing, and your money goes out as the lease changes hands.

Payment terms for a finished house are personal. Our database has none on file, so we'll agree them after due diligence.

Location

Location: Bingin · Uluwatu

Bingin is a cluster of a couple dozen villas above a surf break. The northern end sits nearer the Balangan road, so getting out is quicker than from the cliff.

Courtyard villa in Bingin: inner courtyard with the pool
Uluwatu · Badung · Bingin
  • Bingin Beach4 min
  • Padang Padang9 min
  • Bingin cafes and warungs3 min
  • Balangan Beach7 min
  • Ngurah Rai Airport≈ 40 min

In tight Bingin an inner courtyard works: you keep your privacy even with neighbors three meters away. The trade-off is less daylight indoors.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom courtyard villa, Bingin

What's the cost of using Rise Real Bali for this courtyard villa?

You pay us nothing, since the owner covers our commission inside Rp 6.62 bn. We fund the pre-deposit review too. We look at who holds the right, whether anyone will extend those 36 years, what the Badung RDTR says, and which permits the owner can produce. You receive our findings on paper with each open question marked, and anything that doesn't add up comes out before you pay.

Do I need to be in Bali to buy this house?

No. A video tour on Zoom replaces the visit, and a Bali notary handles the signing on your written proxy. The courtyard house is ready and furnished, so we accept it for you against the inventory, recording how the building, pool and appliances look. Payment clears as the lease transfers, and our team takes the keys and documents on your behalf.

How would you estimate rental income here?

We don't publish one here. Our nightly-rate data covers other types of homes, and applied here it would mislead you. On request we'll model this villa with Bingin's nightly rate, several occupancy levels and a cost line of 40% of revenue. It's an estimate rather than a promise, since real bookings can land higher or lower.

Does the house really have an ocean view?

Our listing database marks an ocean view, yet the photos of the courtyard don't show one. It may open up from the second level. We'll check at the viewing, and until then any rental model leaves out a view premium. It's better to undercount the income than to promise too much.

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