BINGIN · ID RR-1038

Two-story villa in upper Bingin with two bedrooms: 119 m², handover February 2027

This two-story, two-bedroom villa in upper Bingin gives you 119 m² on a 135 m² plot, two minutes from the beach steps. It comes with a pool, loungers and a parking spot, and the owner plans handover for February 2027. You get 29 years of lease plus a stated 20-year extension, priced at Rp 5.21 bn.

  • Leasehold 29 + 20 years
  • Under construction
  • 2 min to the beach
  • 2bedrooms
  • 2bathrooms
  • 119 m²house
  • 135 m²plot
  • Leasehold29 + 20 years
  • Buildinghandover February 2027

Property

What you get

It shares a spot with the one-bedroom villa next door: upper Bingin, two minutes by scooter to the beach path and the warungs. The house has two stories and 119 m² (≈ 1,280 sq ft) on a 135 m² (≈ 1,455 sq ft) plot. A narrow pool runs along the garden, and there's room to park a car.

On the ground floor, the enclosed kitchen shares space with the dining table, next to a semi-open lounge facing the pool. Upstairs you'll find two bedrooms, one with wooden wardrobes and one with a balcony. The main bathroom has a double sink, and there's a separate guest bathroom. Furniture and appliances come with the deal.

Zoning here is pink (tourism), per our listing database. You'd lease it for 29 years with a stated 20-year extension, 49 in all. The price is Rp 5.21 bn. Our database doesn't show the permits, the SLF or a payment schedule yet, and we're requesting them.

Ownership

Ownership & what you actually get

You'd sign for a 29-year leasehold with a 20-year extension the owner states, so 49 years in total. Since builders are still on site, the deal runs through a sale and purchase agreement (PPJB) first, and the notary transfers the lease at handover. Expect an SLF and a rental license only once builders finish.

Ownership and permits: Two-bedroom villa with a 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 term29 + 20 yearsA 29-year base term, with the stated extension adding 20, so 49 in total. We set out the extension right and its price in the contract before the deposit.
ZoningPink tourism zone, per our databaseBadung RDTR extract, reviewed pre-deposit.
Building approval (PBG)Confirming with the ownerWe'll need the permit number and extract from the owner before a deposit. The house can't become legal without it.
SellerOwner, under constructionThe owner sells this one directly. We trace the seller's right and every agreement before it.
Certificate of occupancy (SLF)Confirming with the ownerAn SLF normally follows completion, and the rental license can't come before it.
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.
EscrowNone, 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 handoverFully furnishedThe house comes with furniture and appliances. At handover we check each item against a list attached 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 pool, Bingin payment schedule

  1. ReservationThe deposit locks the price and takes the house off the market.
  2. Construction stagesEach payment follows a finished stage, and the contract sets the deadline and a late-delivery penalty.
  3. HandoverYou pay the balance after an inventory check, when the notary transfers the lease.

The owner hasn't shared an installment schedule yet. After due diligence, the PPJB will spell one out.

Location

Location: Bingin · Uluwatu

Bingin has the highest occupancy in the south: few villas, and guests come for the wave. The upper part lies closest to the beach steps, and most of the current construction happens there too.

Two-story villa in Bingin: pool with loungers by the house
Uluwatu · Badung · Bingin
  • Bingin Beach2 min
  • Padang Padang6 min
  • Bingin cafes and warungs2 min
  • Balangan Beach9 min
  • Ngurah Rai Airport≈ 40 min

Two minutes to the water is the headline of any Bingin rental listing. The downside: the neighbors will keep building for the next few years.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom villa with a pool, Bingin

Is buying this Bingin villa through Rise Real Bali free?

Yes, for you. The owner pays our commission out of Rp 5.21 bn. The checks we run ahead of a deposit cost you nothing: seller's right, how the 20-year extension attaches to 29 base years, zoning under the Badung RDTR, and the PBG along with the future SLF. A written report spells out open points, and we flag trouble before any money moves.

How can I buy a house under construction from overseas?

A Zoom call shows you the building site, and the notary can sign while you stay home, using your power of attorney. Payments track construction stages. When builders finish, we inspect the house on your behalf and write up any defects before the lease transfers. Progress videos come to you from the site, so there's no need to fly out for each stage.

Will you show me a yield estimate for this villa?

Not on the page. Rates in our files describe another type of property, and they'd skew the picture for a private two-story house. On request, a model for this plot follows, built around the Bingin nightly rate, three occupancy levels and 40% of income going to costs. Read it as our estimate, since rental income carries no guarantee.

What do the photos show if the house isn't finished?

They come from a house of the same type and the same owner, so the layout, finish and yard match. They aren't renders, and they aren't a different project, but they also aren't your specific house. During the viewing we compare the current stage of construction with these photos, room by room.

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