NUSA DUA · ID RR-4532

Two-bedroom villa with ocean views near Pandawa, Nusa Dua: 174 m², ready to move in

Rp 4.78 bn buys this furnished two-bedroom house above Pandawa Beach, and from its rooftop lawn you look straight out at the ocean. It's 174 m² on a 200 m² plot, with three bathrooms but no private pool. The villa was completed in January 2025 and comes with a 26-year leasehold.

  • Leasehold 26 years
  • Ready to move in
  • Rooftop lawn
  • 2bedrooms
  • 3bathrooms
  • 174 m²house
  • 200 m²plot
  • Leasehold26 years
  • Readycompleted in 2025

Property

What you get

The house stands in south Nusa Dua, toward Kutuh, about seven minutes by scooter from Pandawa Beach. You're not in the hotel enclave by the lagoon. You're up in the residential hills above it, high enough to see the ocean from home.

The ground floor runs as a single space, island kitchen first, then a dining table and a lounge whose glass walls face the garden. A projector stands in for a TV. There are two bedrooms and three bathrooms. On top, a flat roof carries artificial turf and a gazebo, the place for sunset drinks with the view. The house has no pool, and any rental plan has to allow for that.

Listing data puts the plot in a pink zone, meaning tourism use. The building approval and the SLF aren't finished yet. The 26-year lease carries no extension clause, and the owner is asking Rp 4.78 bn.

Ownership

Ownership & what you actually get

Buying here means taking over 26 years of leasehold, with no renewal promised, signed over at a notary as your payment clears. Both the building approval (PBG) and the SLF remain unfinished on the owner's side. Pink zoning permits tourism use, but nightly guests need a rental license first, and that license depends on those two papers.

Ownership and permits: Two-bedroom villa with ocean views, 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 term26 yearsNo extension appears in the owner's materials. The remaining term counts from the deal date, and any renewal clause goes into the contract.
ZoningPink (tourism), per our databaseBefore your deposit, an RDTR Badung extract has to confirm the zone.
Building approval (PBG)In progressWe ask the owner for the permit number and extract ahead of any deposit. Without a PBG the house has no legal standing.
SellerOwner, completed homeNo developer appears on this listing: the owner sells directly. We look into the owner's right and each earlier contract before the deposit.
Certificate of occupancy (SLF)In progressWe request the SLF from the owner, because the regency won't grant a rental license (NIB) without it.
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 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 home is builtMoney changes hands at the notary, at the moment the right transfers to you.
Furniture and handoverFully furnishedFurniture and appliances stay with the house. We list them in an inventory that becomes an appendix to the contract.
Ahead of the deposit we verify the plot, the owner's lease right and the permits. Then we send you a written summary of what's confirmed and what isn't.
Gusti AyuBroker · Rise Real Bali
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Terms

Two-bedroom villa with ocean views, Nusa Dua payment schedule

  1. ReservationA deposit takes the villa off the market. You and the owner agree on the amount.
  2. ChecksWe clear the seller's right, the RDTR zone, the PBG and the SLF before the main payment.
  3. CompletionYou sign and pay at the notary, in exchange for the transfer of the lease.

Our records contain no payment plan for this house. After due diligence, we negotiate the terms with the owner and put them on paper.

Location

Location: Nusa Dua · South Kuta

South Nusa Dua near Kutuh means hills over the ocean and Pandawa Beach close by. Lagoon hotels lie 20-plus minutes off.

Two-bedroom villa above Pandawa, 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

You'll need a scooter or a car, since no shop sits within walking distance. In exchange, the ocean fills your windows, and you pay two-bedroom money for it, not beachfront money.

Nusa Dua · South Kuta · Google map

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Straight answers

Questions about Two-bedroom villa with ocean views, Nusa Dua

Does Rise Real Bali charge a fee on the ocean-view villa near Pandawa?

No. The seller covers our fee inside the asking price. Ahead of the deposit, on our budget, we review the owner's 26-year lease right, any renewal wording, RDTR zoning and the status of both the PBG and the SLF. Open points land in a written report, so a mismatch surfaces while your money is still yours.

Can I buy this Nusa Dua villa from abroad?

Yes. A Zoom walkthrough stands in for a visit, and your notary signs by proxy. With the house built and furnished, we accept it on an inventory, recording the condition of the walls, the roof terrace and every appliance in a signed act. Your payment releases only as the lease right changes hands, and our team collects the keys and the paperwork in Bali.

Do you publish a rental yield for this villa?

Not here. Our collected rates describe a different segment, and a poolless private house with a roof terrace falls outside it. Tell us you want numbers and we'll put together figures for this villa alone: a local nightly rate, several occupancy scenarios, 40% of revenue set aside for costs. It remains our estimate, with no income promised.

Could I add a pool to the house?

First you'd need to find room for it. The plot is 200 m² and the house covers 174 m², with part of that on the upper level. We'd start with the PBG and the site plan, then bring in a contractor for a quote. If a pool fits, its cost and timing become part of your price talks with the owner before the deposit.

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