ULUWATU · ID RR-4287

Single-story two-bedroom villa with a garden in Lemanja: 104 m², ready to move in

Finished in September 2024, this single-story villa in Lemanja sells furnished for Rp 7.65 bn. The house covers 104 m² (≈ 1,120 sq ft) on a 300 m² plot, with a 24 m² pool, a garden and two en-suite bedrooms. You'd hold a 33-year leasehold. The seller states a 10-year extension on top, 43 years in all.

  • Leasehold 33 + 10 years
  • Ready to move in
  • Plot 300 m²
  • 2bedrooms
  • 2bathrooms
  • 104 m²house
  • 300 m²plot
  • Leasehold33 + 10 years
  • Readycompleted in 2024

Property

What you get

Lemanja is a residential pocket in the middle of the peninsula, away from the tourist strips. Nunggalan Beach is 10 minutes by scooter, Balangan 16. The house takes up about a third of the 300 m² (≈ 3,230 sq ft) plot, and the rest goes to a 24 m² pool, a timber deck and a tropical garden.

Every room sits on one level and opens through glass doors to the pool. No stairs. The living room has a corner sofa, the dining table faces the garden, and the kitchen has its own room. Both bedrooms have private bathrooms, and one of them puts a tub beside a window onto an inner courtyard. The price covers furniture, appliances and a washing machine.

Our listing database puts the land in the yellow, residential zone and marks a rental license as not applicable. The owner is still working through the building approval (PBG) and the SLF. The lease runs 33 years with a 10-year extension on top, 43 in total, and the asking price is Rp 7.65 bn.

Ownership

Ownership & what you actually get

You take over a 33-year land lease plus the extension the seller states, another 10 years. We write the extension's terms and cost into the contract before any deposit, and the notary transfers the lease on payment day. The PBG and SLF paperwork is still underway, and a yellow zone may keep a rental license out of reach.

Ownership and permits: Single-story two-bedroom villa with a garden, Lemanja
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 term33 + 10 yearsThirty-three base years and a stated 10-year extension add up to 43. The right to extend and its price go into the contract before you pay anything.
ZoningYellow zone (residential), per our databaseA Badung RDTR extract confirms the zone before the deposit.
Building approval (PBG)In progressWe ask the owner for the permit number and extract first. The house's legal standing depends on this approval.
SellerOwner, completed homeNo developer appears on this listing because the owner sells directly. We trace the owner's right and every earlier contract before money moves.
Certificate of occupancy (SLF)In progressA rental license can't follow without this certificate, so we request it from the owner.
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 house is finishedYou pay in the notary's office at the moment the lease changes hands.
Furniture and handoverFully furnishedFurniture and appliances stay with the villa. We list them in an inventory that becomes 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

Single-story two-bedroom villa with a garden, Lemanja payment schedule

  1. ReservationA deposit takes the villa off the market, in an amount you agree with the owner.
  2. ChecksWe verify the seller's right, the RDTR zone, the PBG and the SLF ahead of the main payment.
  3. CompletionYou sign and pay at the notary as the lease passes to you.

There's no payment schedule on file. After the checks clear, we settle one with the owner and the contract records it.

Location

Location: Uluwatu · Lemanja

Lemanja sits mid-peninsula, off the tourist roads. Beaches on both the north and south coasts are 10 to 16 minutes away by scooter.

Two-bedroom villa in Lemanja: pool in front of the house
Badung · Uluwatu
  • Suluban Beach16 min
  • Uluwatu Temple16 min
  • Nunggalan Beach10 min
  • Balangan Beach16 min
  • Ngurah Rai Airport≈ 40 min

You trade a view and a beach at the gate for quiet and a garden. Houses like this usually rent for six months or longer.

Uluwatu · Lemanja · Google map

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Straight answers

Questions about Single-story two-bedroom villa with a garden, Lemanja

What does Rise Real Bali charge on the Lemanja villa?

You pay us nothing, because the seller covers our fee within the Rp 7.65 bn. Ahead of your deposit we cover the review ourselves: the owner's right, the 33 + 10 year lease with its extension clause, the RDTR zoning for the plot, plus the PBG and SLF status. A written report follows with whatever remains open, and we raise any mismatch before money changes hands.

Can I buy this Lemanja house without flying to Bali?

Yes. We walk you through the villa on a Zoom call, and a notary closes the deal under your power of attorney. Because the house is finished and furnished, our team goes through it item by item against an inventory and notes how the structure, pool and appliances look. Payment goes through against the lease transfer, while our team picks up the keys and documents on site.

Is there a rental yield for this villa?

Not on this page. Our tracked nightly rates cover another class of property, so they'd misprice a private one-story house. Ask us, and we'll build a model around Lemanja rates, a spread of occupancy from low to high and running costs pegged at 40% of revenue. Whatever number comes out stays our estimate, and nobody guarantees the income.

What does 'rental license not applicable' mean here?

Our database flags that nobody has applied for a short-term rental license (NIB) on this villa, and the yellow zone may rule one out. For you, that means we count income from long-term tenants only. Whether a license is possible at all, we check on the RDTR extract before you commit a deposit.

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