ULUWATU · ID RR-4049

Two-bedroom villa with an ocean-view rooftop near Nunggalan, Uluwatu: 113 m², handover December 2027

Construction is still underway on this two-bedroom villa near Nunggalan Beach, with handover due in December 2027. The owner holds freehold and asks Rp 6.43 bn, furniture included. You get 113 m² (≈ 1,215 sq ft) of house on a 126 m² plot and a 9.5 m² pool in the yard. The rooftop looks out to the ocean.

  • Freehold
  • Under construction
  • Ocean-view rooftop
  • 2bedrooms
  • 2.5bathrooms
  • 113 m²house
  • 126 m²plot
  • Freeholdheld by the owner
  • Buildinghandover December 2027

Property

What you get

The house is going up in a small residential enclave near Nunggalan: five minutes by scooter to Nunggalan Beach, nine to Nyang Nyang. With 113 m² (≈ 1,215 sq ft) of house on 126 m² (≈ 1,355 sq ft) of land, the main outdoor space moves to the roof, and that's where you see the ocean.

Downstairs you have the living room, a kitchen with an island and a 9.5 m² pool in the yard. Both bedrooms come with their own bathrooms, plus a guest half bath. The rooftop holds a dining area. Our records list air conditioning, a terrace and parking, and the price includes the furniture.

The seller holds the land as freehold (Hak Milik), in the yellow zone. The PBG is in progress, and there's no SLF or rental license yet, which is the normal order during construction. The asking price is Rp 6.43 bn.

Ownership

Ownership & what you actually get

The owner holds freehold, but a foreign buyer can't take Hak Milik personally. You'd go either through your own PT PMA, with the land moved into HGB, or through a long leasehold granted by the owner. That choice sets your term and your yearly costs. The owner's PBG application is still running, and the SLF and rental license only follow completion.

Ownership and permits: Two-bedroom villa with an ocean-view rooftop, Nunggalan
Form of ownershipFreeholdForeigners 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). For this villa that means a PT PMA holding HGB (30 + 20 + 30 years) or a long lease granted by the owner, decided before the deposit.
Lease termNo time limit for the ownerThe owner's right has no end date. Your term depends on the route you take, HGB through a PT PMA or a lease, and we fix it in the contract before the deposit.
ZoningYellow zone (residential), per our listingWe confirm it with an RDTR Badung extract ahead of the deposit.
Building approval (PBG)In progressWe ask the owner for the number and extract before you commit money. The house has no legal standing until the PBG comes through.
SellerOwner, house under constructionYou won't see a developer here, since the owner is selling. We review the owner's right and the full chain of earlier contracts.
Certificate of occupancy (SLF)Not issued yetThe owner will need the SLF before any rental license (NIB), so we track it through handover.
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.
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 villa comes furnished and equipped. 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

Two-bedroom villa with an ocean-view rooftop, Nunggalan payment schedule

  1. ReservationYour deposit fixes the price, and the owner takes the villa off the market.
  2. Construction stagesEach payment matches finished work; the contract holds the deadline and a late penalty.
  3. HandoverThe final sum goes out once the inventory checks out and the notary registers your right.

No payment plan appears in our listing. Once due diligence wraps up, the owner and our lawyer agree on dates and amounts, and the PPJB fixes them.

Location

Location: Nunggalan · Uluwatu

Nunggalan is the southern edge of Uluwatu, where the clifftops still have land for new homes. On a small plot like this, only the roof gets you an ocean view.

Two-bedroom rooftop villa near Nunggalan: pool and living room (render)
Uluwatu · Badung
  • Uluwatu Temple14 min
  • Nyang Nyang Beach9 min
  • Nunggalan Beach5 min
  • Padang Padang Beach12 min
  • Ngurah Rai Airport≈ 40 min

Guests in Uluwatu pay for a rooftop with a view. The flip side is that 126 m² of land leaves no garden, so life happens up top and by the pool.

Nunggalan · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Two-bedroom villa with an ocean-view rooftop, Nunggalan

Will Rise Real Bali charge me for buying the Nunggalan two-bedroom?

No. The owner compensates us out of the Rp 6.43 bn asking price. The checks before the deposit are on us: the owner's freehold, the structure you'd buy through, zoning under RDTR, plus progress on both the PBG and the SLF. A written summary follows of open questions. If anything looks off, we tell you before you pay a rupiah.

Can I close on this villa from overseas?

Yes. You follow the construction on Zoom, and your power of attorney covers the signing at the notary. We time your payments to finished stages and run the handover inspection ourselves, logging any defects in a signed act. The last payment moves as the right changes hands. We send you video of the progress, so there's no need to visit each stage.

Where's the yield estimate for this villa?

We haven't put one on this page. Rates in our database come from other kinds of property, and a small rooftop villa rents differently. Ask and we'll model this house: the nightly rate for the area, three occupancy scenarios, and costs held at 40% of revenue. It's a forecast from us, and rental income carries no guarantee.

Can a foreigner buy this villa as freehold?

Not in your own name. Hak Milik is open only to Indonesian citizens. Foreign buyers here use one of two options: set up a PT PMA and move the land into HGB, or take a long lease directly from the owner. Before the deposit we choose between them together, since that choice drives your taxes and running costs.

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