ULUWATU · ID RR-4063

Two-bedroom villa near Nyang Nyang Beach: 151 m², 38 + 10 year lease, ready to move in

If lease length is your first filter, this completed villa near Nyang Nyang Beach stands out: 38 years plus a declared 10-year extension. It sells furnished for Rp 6.37 bn. The two-bedroom house fills almost all of its 154 m² plot with 151 m² (≈ 1,625 sq ft) of space, and a 6.8 m² pool runs along the glass living room.

  • Leasehold 38 + 10 years
  • Ready to move in
  • 38-year base lease
  • 2bedrooms
  • 2bathrooms
  • 151 m²living area
  • 154 m²plot
  • Leasehold38 + 10 years
  • Readycompleted in 2025

Property

What you get

From the gate it's a three-minute scooter hop down to Nyang Nyang Beach and five to Uluwatu Temple. The house covers 151 m² of a 154 m² plot, so there's hardly any lawn. What's left holds a 6.8 m² pool beside the glass wall of the living room, framed by cacti and tropical planting.

Each bedroom has its own bathroom, and one opens straight onto the water. The living room steps out to the garden. A separate patio under a glass roof holds the sun loungers, so you can sit outside through a rain shower. You also get air conditioning, a terrace and a parking spot, and the sofas, beds and kitchen gear stay with the sale.

The lease is why this house deserves a close look: a 38-year base term plus a declared 10-year extension, 48 years in all. Our database marks the plot yellow, a residential zone. PBG and SLF paperwork remains open on the owner's desk. Asking price: Rp 6.37 bn.

Ownership

Ownership & what you actually get

You'd hold a 38-year leasehold, and the owner has declared a 10-year extension on top. Both go into a lease agreement signed at a notary, with the extension price and procedure spelled out before any deposit. Neither the PBG nor the SLF is finished yet, and no rental license comes before the SLF.

Ownership and permits: Two-bedroom villa by Nyang Nyang Beach, Uluwatu
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 term38 + 10 yearsThirty-eight base years and a declared 10-year extension make 48. The right to extend and its cost go into the contract first.
ZoningYellow zone (residential), per our databaseWe confirm it with an RDTR Badung extract.
Building approval (PBG)In progressPermit number and extract from the owner before the deposit. Without a PBG the house has no legal footing.
SellerOwner, completed homeThe owner sells directly, and no developer appears on the listing. We trace the owner's right and every earlier contract.
Certificate of occupancy (SLF)In progressWe request it from the owner. 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 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 finishedMoney moves at the notary as the lease transfers.
Furniture and handoverFully furnishedFurniture and appliances stay. A signed inventory joins 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 by Nyang Nyang Beach, Uluwatu payment schedule

  1. ReservationA deposit takes the house off the market; you and the owner agree the amount.
  2. ChecksOwner's right, RDTR zone, PBG and SLF status, all before the main payment.
  3. CompletionYou sign and pay at the notary while the lease moves into your name.

Nothing in the listing sets out installments, so we negotiate the schedule with the owner once our review ends.

Location

Location: Uluwatu · Nyang Nyang

Nyang Nyang is an empty beach on the southwest edge of the peninsula. Villas sit close together up top, yet this one looks onto greenery rather than a neighbor's wall.

Two-bedroom villa near Nyang Nyang Beach: pool beside the glass-walled living room
Badung · Uluwatu
  • Uluwatu Temple5 min
  • Nyang Nyang Beach3 min
  • Nunggalan Beach9 min
  • Padang Padang Beach12 min
  • Ngurah Rai Airport≈ 40 min

Here the lease matters more than the floor area. With 38 base years left, you can sell on in 10 to 15 years without the price sagging.

Uluwatu · Nyang Nyang · Google map

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Straight answers

Questions about Two-bedroom villa by Nyang Nyang Beach, Uluwatu

What does Rise Real Bali charge when I buy this villa near Nyang Nyang?

Nothing. Our commission comes from the seller, baked into the figure you see. We fund the pre-deposit review ourselves: who owns the lease, how the 38 + 10 years and the extension clause read, which RDTR zone applies, and what stage the PBG and SLF applications have reached. Every loose end goes into a written note to you before money moves.

Can I buy the Nyang Nyang villa without flying to Bali?

Yes. A video call on Zoom replaces the viewing trip, and the notary relies on your signed power of attorney. The house is furnished, so our inspector ticks it off item by item and writes up how the walls, pool and appliances look on the day. Funds release only as the lease passes to you, and our office holds the keys and originals until you land.

Do you show a rental yield for this house?

Not on this page. The nightly rates in our files belong to another kind of stock and would misjudge a private Nyang Nyang house. Say the word and we'll run a model for it with the local rate, three occupancy cases and 40% of revenue going to costs. Treat the output as our estimate, since rental income never comes guaranteed.

Why does a 38-year lease matter when I sell later?

A leasehold loses value as the years run down. Sell after a decade and your buyer still gets 28 years, which the market treats as a normal term. A villa that starts at 22 years would have 12 left by then. We verify the declared 10-year extension and write its price and procedure into the contract.

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