NUSA DUA · ID RR-5064

Balinese-style two-bedroom villa near Kutuh, Nusa Dua: 200 m², handover March 2027

Construction on this Balinese-style house near Kutuh wraps up in March 2027, and it's sold furnished. You get 200 m² over a 100 m² plot, a 17.5 m² pool and two bedrooms, each with its own bathroom. Leasehold: 25 years, then a stated 20 more. Price: Rp 3.82 bn.

  • Leasehold 25 + 20 years
  • Handover March 2027
  • Tourism zone
  • 2bedrooms
  • 2bathrooms
  • 200 m²house
  • 100 m²plot
  • Leasehold25 + 20 years
  • Q1 2027handover in March

Property

What you get

The villa is going up on the southern edge of Nusa Dua, in the hills near Kutuh. Pandawa Beach is seven minutes by scooter. The lagoon resort zone takes about half an hour. The house fits 200 m² (≈ 2,150 sq ft) onto a 100 m² plot, which means it stacks over several levels.

The courtyard holds a 17.5 m² pool and a terrace under a tiled roof, with climbing plants along the wall. The living room, dining area and kitchen open toward the water through floor-length windows. Both bedrooms are en suite. Furniture comes with the house, and you park inside your own courtyard.

Builders are still on site. Our database gives March 2027 for handover. The lease is 25 years with a stated 20-year extension, 45 in total. Our listing records show a pink tourism zone. They don't show a PBG, so we'll ask the owner for its number and extract before any deposit.

Ownership

Ownership & what you actually get

A 25-year lease comes with 20 more on renewal, per the owner, 45 years in all. Since builders are still at work, you reserve, pay by construction stage under a PPJB and take over the lease at a notary on handover. We're confirming the PBG with the owner. Only after completion can anyone apply for the SLF and a rental license.

Ownership and permits: Balinese-style two-bedroom villa, Nusa Dua
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 term25 + 20 yearsA 25-year base plus a stated 20-year extension, 45 in all. We count the balance from handover and write the renewal right and its price into the contract.
ZoningPink (tourism), per our databaseBefore the deposit, an RDTR Badung extract confirms the zone.
Building approval (PBG)To confirmOur listing database doesn't record the permit. We ask the owner for its number and extract ahead of the deposit, since the house can't go legal without it.
SellerOwner, house under constructionThe owner sells this house directly, and no developer appears on the listing. Before the deposit we look into the owner's right and the contract chain.
Certificate of occupancy (SLF)After handoverThe SLF comes once construction ends, and the rental license (NIB) depends on it.
Short-term rental license (NIB)New owner appliesAirbnb, 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 furnished. Furniture, finishes and appliances go into an appendix to the contract.
Before any money moves, we review the land, the permits and the owner's right to sell. You get a written report of every open item.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Balinese-style two-bedroom villa, Nusa Dua?

Leave your WhatsApp and I'll send them today.

Terms

Balinese-style two-bedroom villa, Nusa Dua payment schedule

  1. ReservationA deposit locks the price and takes the villa off the market.
  2. Construction stagesPayments follow progress on site, and the contract sets the deadline and a late-delivery penalty.
  3. HandoverYou pay the rest at acceptance, when the lease passes to you at a notary.

The owner hasn't shared a payment plan, and our records hold none. We draft the stage schedule into the PPJB after due diligence.

Location

Location: Nusa Dua · South Kuta

Kutuh sits on the southern fringe of Nusa Dua, with hills over the ocean and Pandawa Beach below. The lagoon hotels are 20-plus minutes away, and that distance keeps the area quiet.

Neighboring villa near Kutuh, Nusa Dua: rooftop lawn and gazebo
Nusa Dua · Badung · South Kuta
  • Pandawa Beach7 min
  • Geger Beach16 min
  • Puja Mandala18 min
  • Melia beach, resort zone27 min
  • Ngurah Rai Airport≈ 20 min

Without a scooter or car you're stuck, as shops aren't walkable. The reward: Pandawa Beach seven minutes off.

Nusa Dua · South Kuta · Google map

Area guide and all properties

Straight answers

Questions about Balinese-style two-bedroom villa, Nusa Dua

What does Rise Real Bali charge on the Balinese-style villa near Kutuh?

Zero. The seller funds our commission out of the asking price. On our own budget, before you commit a deposit, we examine the owner's right, the 25 + 20 lease and how renewal works, the RDTR zone, plus the state of the PBG and SLF. You get every open question in writing, and anything that doesn't add up surfaces while your money stays put.

Can I buy this villa from abroad while it's still under construction?

Yes. The site comes to you over video, while a notary, holding your proxy, puts pen to paper. Because builders are still on the job, you pay stage by stage. At completion our inspector checks finishes, pool and engineering, writes up an acceptance act, and takes the keys and documents from the owner in person.

Is there a rental yield for this villa?

Not publicly. Our rate data describes a different segment and doesn't fit a private Balinese-style family home. If you want figures, we'll model this villa alone, starting from a Nusa Dua nightly rate, trying several occupancy levels, then holding back 40% of revenue for costs. What you get is an estimate, not an income guarantee.

What if handover slips past March 2027?

Your contract names March 2027 as the deadline and attaches a penalty to any delay. Payments follow construction stages, and the next tranche waits until we accept the current stage. The balance goes out at acceptance, when the notary transfers the lease. Your money never runs ahead of the build, and any delay costs the seller.

Properties

Similar properties

See all properties →