ULUWATU · ID RR-4315

White two-bedroom villa near Balangan Beach: 101 m² over two floors, ready to move in

The white two-story villa near Balangan Beach was handed over in May 2026 and sells furnished for Rp 3.45 bn. It fits 101 m² (≈ 1,085 sq ft) of house across two floors on a 100 m² plot, and the yard holds an 11.65 m² pool. The beach is a five-minute scooter ride. The lease runs 25 years plus a stated 27.

Leasehold 25 + 27 years
Ready to move in
Near Balangan Bowl

2bedrooms
2bathrooms
101 m²house
100 m²plot
Leasehold25 + 27 years
Readycompleted in 2026

Property

What you get

A scooter gets you to Balangan Beach in five minutes and to the Balangan Bowl surf break in three. White walls, arches and limestone give it a Mediterranean look. The house shares its block with similar villas and stacks 101 m² (≈ 1,085 sq ft) over two stories on a 100 m² plot, leaving the yard to the pool.

Downstairs you'll find a sunken sofa, shelves set into wall niches, a kitchen with a dining table and a door straight to the 11.65 m² pool. Loungers and an outdoor shower sit beside the water. Upstairs, two bedrooms get big windows, and the house has two bathrooms. Furniture and appliances stay. Our database places the plot in the pink tourism zone, which suits nightly rental.

PBG and SLF applications are still with the owner. No rental license exists yet. The lease runs 25 years with a stated extension of 27 more, 52 in all, and at Rp 3.45 bn you pay about Rp 34.2 million per square meter of house.

Ownership

Ownership & what you actually get

Ownership here is a 25-year leasehold, and the seller states another 27 years of extension, 52 overall. That second block matters only after the contract states its terms and cost, so we pin them down before the deposit. You sign at a notary. The PBG and SLF are in progress, and a rental license needs both first.

Ownership and permits: White two-bedroom villa near Balangan Beach
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	25 + 27 yearsA 25-year base with a stated 27-year extension gives 52 years. We get the extension right and its cost written into the contract ahead of the deposit.
Zoning	Pink zone (tourism), per our databaseWe match the database entry against a Badung RDTR extract before you commit.
Building approval (PBG)	In progressThe owner has to show us the PBG number and extract before any deposit, since the house's legality rests on it.
Seller	Owner, completed homeThe owner sells this villa, so no developer features here. We review the owner's right and the chain of contracts.
Certificate of occupancy (SLF)	In progressWe ask the owner for the SLF. The rental license depends on 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 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 villa is builtThe notary takes your payment and the lease moves to your name in the same sitting.
Furniture and handover	Fully furnishedThe owner leaves the furniture and appliances. A signed inventory goes into the contract as an appendix.

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

White two-bedroom villa near Balangan Beach payment schedule

ReservationYour deposit holds the villa for you, and its size depends on what the owner accepts.
ChecksBefore the main payment we clear the owner's right, the zone, the PBG and the SLF.
CompletionBoth sides sign at the notary, and the money moves with the lease.

This villa has no installment schedule in our records, so we negotiate one after the checks and fix it in the contract.

Location

Location: Uluwatu · Balangan

Balangan lies in the northwest of the peninsula, between Dreamland and Kuta Golf. The beach is wide, surfers head for Balangan Bowl, and new villa blocks fill the lanes behind it.

Two-bedroom villa in Balangan: white facade over the pool — Badung · Uluwatu

Suluban Beach22 min
Uluwatu Temple27 min
Nunggalan Beach24 min
Balangan Beach5 min
Ngurah Rai Airport≈ 40 min

Couples book compact villas near this beach for a week or two at a time. The downside is close neighbors and a small yard.

Uluwatu · Balangan · Google map

Area guide and all properties

Straight answers

Questions about White two-bedroom villa near Balangan Beach

Do I pay Rise Real Bali anything for the Balangan villa?

No fee from you. The seller's side settles our commission out of the Rp 3.45 bn. Before any deposit we pay for the review: who holds the lease, whether the 27-year extension has paper behind it, the plot's RDTR zoning, and the progress on PBG and SLF. Every open point lands in a written report, and we flag gaps before your funds move.

Could I buy the villa in Balangan from overseas?

You could. A live Zoom tour stands in for the viewing, and the notary acts on your power of attorney. With the house complete and furnished, we go through the building, the pool and each appliance against the inventory and write up an acceptance act. The transfer of the lease releases the payment, and our team picks up the keys.

How would you estimate income on this villa?

We don't publish a model for it. The nightly rates in our data come from another segment and would mislead you on a small private villa. On request we put together a model for this house from Balangan nightly rates, low, mid and high occupancy, and a 40% cost load. Take the output as a forecast of ours, not a promise.

Why is the house bigger than the plot?

It's two floors: the 101 m² counts both. The 100 m² plot holds the footprint plus a yard with the pool. There's no garden, but the downstairs living room opens straight onto the water, and the bedrooms upstairs stay apart from the shared space. The layout works for a couple or a family with one child.

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