Freehold
PECATU
Rp 9.83 bn/ freehold
Three-bedroom villa with a 36 m² pool, Pecatu
Pecatu · 3-bedroom villa
- 3 bedrooms
- 250 m²
- freehold
See details
PECATU · ID RR-4455
Mediterranean-style two-bedroom villa in Pecatu: 153 m², ready to move in
Samsara Beach is a three-minute scooter ride from this finished Mediterranean-style house of 153 m² with an 11 m² pool, a lawn and its own parking. The owner finished it in July 2026 and leaves every piece of furniture behind for the buyer. You get 27 years of leasehold plus a stated 20-year extension for Rp 4.72 bn.
- Leasehold 27 + 20 years
- Ready to move in
- Mediterranean style
- 2bedrooms
- 2bathrooms
- 153 m²house
- 148 m²plot
- Leasehold27 + 20 years
- Readycompleted in 2026
Property
What you get
This house stands in southern Pecatu, on the ocean edge of the Bukit. Samsara Beach is about three minutes away by scooter, and Uluwatu Temple a little over twenty. The building covers almost the whole lot: 153 m² (≈ 1,645 sq ft) of house on 148 m² of land. So daily life happens in the inner courtyard around the pool.
Downstairs there's a living room where a floating timber staircase rises, plus a closed kitchen with a counter for meals. A wide opening lets you step straight onto the lawn and loungers. Both bedrooms come with an en-suite and air conditioning. The pool measures 11 m², and a 6 × 2 m bay takes one car. Furniture and appliances stay with the house.
Our listing record codes the plot yellow, which means residential zoning. The lease runs 27 years, and the owner has declared a 20-year extension, so 47 overall. The asking price is Rp 4.72 bn. Three papers are missing from the record: a PBG number, the SLF, any rental license. We'll want each of them before any deposit.
Ownership
Ownership & what you actually get
You'd take over a 27-year leasehold, and the owner offers a further 20 years, which we write into the contract with its price. A notary signs the transfer on the day you pay. Two permits remain unconfirmed for now, the SLF and the building approval (PBG). A rental license can only follow the SLF.
| 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 + 20 yearsBase term of 27 years plus a stated 20-year extension, 47 years in all. The right to extend and its cost go into the contract before you put down money. |
| Zoning | Yellow zone (residential), per our databaseWe match this against an RDTR Badung extract ahead of the deposit. |
| Building approval (PBG) | ConfirmingThe owner has to give us the permit number and extract first. The house has no legal standing without a PBG. |
| Seller | Owner, completed homeNo developer appears on this listing because the owner sells directly. We trace the owner's right and the chain of earlier contracts. |
| Certificate of occupancy (SLF) | ConfirmingWe've asked the owner for the SLF. The regency won't issue a rental license without it. |
| Short-term rental license (NIB) | ConfirmingAirbnb, 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 is finishedYou pay at the notary's desk at the moment the lease changes hands. |
| Furniture and handover | Fully furnishedFurniture and appliances come with the house. We list every item in an appendix 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
Mediterranean-style two-bedroom villa, Pecatu payment schedule
- ReservationYour deposit takes the house off the market, and you agree the amount with the owner.
- ChecksWe clear the owner's right, zoning under RDTR, plus PBG and SLF, ahead of the main transfer.
- CompletionYou sign and pay before the notary as the lease passes to you.
The listing carries no payment plan. Terms for this house get agreed with the owner once our checks are done, then go into the contract.
Location
Location: Pecatu · Bukit
Southern Pecatu is the quiet side of the peninsula, with beaches below the cliffs and less traffic than Bingin. Restaurants mean a drive.
- Uluwatu Temple23 min
- Samsara Beach3 min
- Padang Padang Beach20 min
- Nunggalan Beach10 min
- Ngurah Rai Airport≈ 30 min
You need your own wheels here. At sunset the road to Uluwatu Temple jams, so leave early.
Straight answers
Questions about Mediterranean-style two-bedroom villa, Pecatu
What does Rise Real Bali charge when I buy this Pecatu villa?
Zero. The seller covers our commission, which sits in the Rp 4.72 bn figure already. We spend our own money on the pre-deposit review: whose name is on the lease, the 27 + 20 terms and the renewal mechanics, zoning under RDTR, plus PBG and SLF status. Findings arrive on paper with open points itemized. Anything odd lands in your inbox before a single rupiah leaves your bank.
Can I buy this two-bedroom villa in Pecatu without flying to Bali?
Yes. A Zoom tour stands in for the site visit, and you give a notary in Bali your power of attorney to sign in your place. Since the villa comes furnished, our staff accept it for you against the inventory, noting the condition of the walls, pool and appliances. The funds go out at the moment the lease changes hands. Keys and originals stay with us until you land.
Where do the yield numbers come from?
No public yield figure exists for this villa. The nightly rates in our files come from smaller rentals, so using them for this private two-bedroom would paint a false picture. On request we model it from a Pecatu rate and three occupancy cases, then subtract 40% for costs. Our estimate isn't a promise of income.
The house was finished in summer 2026. What should I check first?
The permits. Our listing record shows no PBG number, no SLF, and no rental license either. We request all three before the deposit, match the PBG against the register and compare the built house with the approved drawings. If the SLF isn't ready, the contract names who obtains it and by what date.
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