BINGIN · ID RR-1024

Two-bedroom garden villa in Bingin with permits in hand: 100 m², ready to move in

This completed two-bedroom villa in Bingin has 100 m² of house on a 211 m² plot, and both key permits are already in the owner's hands: the PBG building approval and the SLF occupancy certificate. A garden and a 15 m² pool along the glass front take up the rest of the land. Built in January 2026, it's listed at Rp 6.13 bn with 32 years left on the lease.

Leasehold 32 years
Ready to move in
PBG and SLF issued

2bedrooms
2bathrooms
100 m²house
211 m²plot
Leasehold32 years
Readycompleted in 2026

Property

What you get

It's a five-minute ride from this eastern Bingin house to the beach path, and about the same to the warungs. Only 100 m² (≈ 1,075 sq ft) of the 211 m² (≈ 2,270 sq ft) plot is house. The rest is garden and a 15 m² pool that runs the length of the living room's glass front.

Inside, one open space holds the kitchen with its wooden table, a dining area and a living room arranged around a sunken sofa. Both bedrooms have private bathrooms and their own air conditioner. Greenery wraps the perimeter. Beds, sofas and appliances all stay.

Our database tags the 211 m² plot pink, for tourism. What sets this house apart is the permits: the regency has issued the PBG, and the owner holds the SLF. There's no license for nightly rentals yet, but with an SLF the owner can apply for one. It comes on a 32-year lease at Rp 6.13 bn.

Ownership

Ownership & what you actually get

You'd hold 32 years of leasehold, and no extension appears in the materials. The notary shifts the lease into your name on payment day. The PBG and SLF already exist, so the rental license (NIB) is within reach once someone files for it.

Ownership and permits: Two-bedroom villa with a garden, 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	32 yearsThe materials offer no renewal. We figure the remaining years from the day you sign, and any extension deal goes on paper.
Zoning	Pink tourism zone, per our databaseWe match it to the Badung RDTR.
Building approval (PBG)	IssuedWe take the number and extract from the owner and match them against the registry before the deposit.
Seller	Owner, completed homeThe owner sells the house directly. We check their right and the contract chain first.
Certificate of occupancy (SLF)	IssuedThe SLF is in hand, and it's the precondition for a rental license.
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 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	Not needed, the house stands completeSettlement runs through the notary as the lease moves over to you.
Furniture and handover	Fully furnishedFurniture and appliances are part of the deal. An itemized list joins 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 villa with a garden, Bingin payment schedule

ReservationThe deposit reserves the house. Its size is between you and the owner.
ChecksWe confirm the seller's right and the zone, then match the PBG and SLF to the registry.
CompletionSigning, payment and the lease transfer all take place at the notary.

The listing holds no installment schedule for the garden villa. We'll fix terms in the contract when due diligence is over.

Location

Location: Bingin · Uluwatu

Among southern surf spots, Bingin runs the highest occupancy on its small patch of coast. The eastern side stays quieter than the cliff, yet water and warungs sit the same five minutes away.

Garden villa in Bingin: pool along the glass facade among greenery — Uluwatu · Badung · Bingin

Bingin Beach5 min
Padang Padang9 min
Bingin cafes and warungs5 min
Balangan Beach10 min
Ngurah Rai Airport≈ 40 min

In Bingin, a house with its permits in order sells faster and for more than its neighbors. The flip side is that you pay for that at purchase, not when you sell later.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom villa with a garden, Bingin

Does Rise Real Bali take a fee on this garden villa in Bingin?

No. Our commission comes from the seller, and Rp 6.13 bn already carries it. Ahead of your deposit, the checks are on our tab: whose right it is, what's left of 32 lease years, the plot's zoning on the RDTR map, and whether the PBG and SLF numbers match official records. A written conclusion flags anything still open, and mismatches reach you before money moves.

Could I complete this purchase remotely?

Yes. A Zoom walkthrough replaces the flight, and a notary in Bali signs with your power of attorney. Then our team inspects the garden villa with the furniture list in hand and records any scuffs, pool issues or dead appliances. Funds go to the owner as the lease transfers to you, and we keep the keys until you land.

Is there a yield model for this villa?

Not a published one. The rates in our files come from another segment, so they'd mislead you on a finished private home. Ask, and we'll model this exact house: Bingin's nightly rate, a range of occupancy, and a 40% bite for costs. It's an estimate, and no one guarantees income.

What makes this house different from other completed villas in Bingin?

The documents. Our listing database shows both the PBG and the SLF for this house, while most finished homes in the area have neither line filled in. With an SLF, the house has legal status and the rental license application can start right away. A full document pack also adds value when you sell later.

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