BINGIN · ID RR-1938

Two-bedroom villa above Bingin with ocean and sunset views: 300 m², ready to move in

This completed two-bedroom villa on the hill above Bingin gives you 300 m² of house on a 300 m² plot and a pool terrace that looks over the valley, the ocean and the sunset. Our listing database also attaches a separate studio, which we're confirming with the owner. The lease runs 27 years with a 24-year extension declared, and the price is Rp 16.83 bn.

Leasehold 27 + 24 years
Ready to move in
Ocean panorama

2bedrooms
3bathrooms
300 m²house
300 m²plot
Leasehold27 + 24 years
Readycompleted in 2025

Property

What you get

From the terrace you look over most of Bingin's rooftops, and the beach path and the warungs are both seven minutes away by scooter. Height is the whole point: nothing blocks the valley, the ocean or the evening sun. The house covers 300 m² (≈ 3,230 sq ft) over two levels, and the plot measures the same.

Kitchen, dining and lounge run together as one open floor and step out to a terrace around a 12 m² pool. Both bedrooms come with private bathrooms, and a third bathroom serves guests. Moroccan touches run through the rooms: arched windows, a painted palm mural, layered rugs. The listing also mentions a detached studio, and we're asking the owner for its size and status.

The hill plot carries pink tourism zoning in our listing records. Twenty-seven years of lease plus a declared 24-year extension give 51 years, the longest term among the Bingin homes we list. The price is Rp 16.83 bn. No building permits or occupancy certificate came with the listing, and we're requesting them.

Ownership

Ownership & what you actually get

You'd receive a 27-year leasehold, with a 24-year extension that the owner says is agreed, 51 years on paper. That second stretch only exists once the landowner signs it, so we read the agreement before any deposit. A notary registers the transfer at payment. Building approval, occupancy certificate and rental license are all still open questions here.

Ownership and permits: Two-bedroom ocean-view villa, 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	27 + 24 yearsA 27-year base plus the 24-year extension the owner declares makes 51. The purchase contract must carry the extension right and its cost.
Zoning	Pink tourism zone, per our databaseAn extract from the Badung RDTR for this hillside plot confirms the zone first.
Building approval (PBG)	Confirming with the ownerWe need the permit number and a copy before the deposit. Without a PBG the house can't be legalized.
Seller	Owner, completed homeThe owner sells this villa directly, and the listing names no developer. We check the seller's right and the history of earlier contracts.
Certificate of occupancy (SLF)	Confirming with the ownerA rental license depends on this certificate, so it's on our first request to the owner.
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 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 applicable, the villa is completeAt the notary, the lease and your payment change hands together.
Furniture and handover	Fully furnishedThe owner includes the furniture and appliances. We attach an itemized inventory 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 ocean-view villa, Bingin payment schedule

ReservationThe owner and you settle a deposit amount, and the villa leaves the market.
ChecksBefore the main sum we clear the seller's right, the zone, the PBG, the SLF and the studio's status.
CompletionA notary handles signing and payment against the transfer of the lease.

The listing has no payment plan for this hilltop villa. We draft a schedule with the owner once the checks are complete and put it into the contract.

Location

Location: Bingin · Uluwatu

Bingin is a surf village where short-stay demand runs high. Its upper lanes cost more because they sell a view the lower streets can't offer.

Hilltop villa in Bingin: pool terrace looking over the valley — Uluwatu · Badung · Bingin

Bingin Beach7 min
Padang Padang10 min
Bingin cafes and warungs7 min
Balangan Beach13 min
Ngurah Rai Airport≈ 40 min

With a panoramic house you pay twice, once at purchase and again on the drive down. Guests accept a seven-minute ride to the water for the view. Nobody does it to save money.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-bedroom ocean-view villa, Bingin

Is there any fee from Rise Real Bali on this ocean-view villa?

None. The seller's side pays our commission from the Rp 16.83 bn price. We cover the checks before the deposit too. They take in who owns the lease, whether the 24-year extension is actually signed, the RDTR zone, the PBG and SLF status, plus the studio the listing mentions. The findings reach you in writing, open questions listed, before any payment.

I can't come to Bali. Can I still buy this villa?

Yes. We walk the house and the view with you over Zoom, and once you've granted a power of attorney, a Badung notary signs in your place. The villa is furnished, so at handover we tour it with the inventory sheet and record what shape the walls, the terraces, the 12 m² pool and each appliance are in. Funds move with the lease. Keys and originals wait with us until you visit.

Is there a yield figure for this hilltop house?

We haven't published one. Our nightly-rate data comes from another segment and doesn't fit a large private villa with a view. On request we'll price this one: the area rate, occupancy cases, and 40% of revenue for running costs, with hillside upkeep added once the owner shares the bills. The result is an estimate and carries no income guarantee.

How many years of ownership would I really get?

Our listing database gives a 27-year base term and a declared 24-year extension, 51 years together. That's the top of the range among completed villas in Bingin. The second part depends on a signed agreement with the landowner, though, and a verbal promise wouldn't cover it. We read that agreement and confirm it before your deposit.

Does a house on a hill cost more to run?

Yes, more than one lower down. Retaining walls, the water supply, the access road and a sloped garden all add upkeep. Our database has no running-cost figures for this villa. We ask the owner for a year of bills and build them into the numbers before the deal. Leaving that line out makes any paper yield look better than it will be.

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