ULUWATU · ID RR-4105

Two-bedroom villa with three bathrooms above Nyang Nyang: 158 m², handover August 2027

This two-bedroom villa above Nyang Nyang Beach is under construction, with handover planned for August 2027. The owner asks Rp 4.57 bn on a 27-year lease. Because the plot is only 125 m², the house climbs over several levels to reach 158 m² (≈ 1,700 sq ft). It has three bathrooms and parking, and it comes partly furnished.

  • Leasehold 27 years
  • Under construction
  • 158 m² for Rp 4.57 bn
  • 2bedrooms
  • 3bathrooms
  • 158 m²living area
  • 125 m²plot
  • Leasehold27 years
  • Buildinghandover in August 2027

Property

What you get

The house belongs to a small complex on the slope above Nyang Nyang: three minutes by scooter to the path down to the beach, five to Uluwatu Temple. White homes with soft curves step down the hillside in terraces. Each one gets its own street entrance and parking.

The house has more floor area than land, 158 m² against a 125 m² (≈ 1,345 sq ft) plot, so it climbs over several levels. You get two bedrooms, three bathrooms and a closed kitchen with a dining area. The listing gives a garden view. Furniture is partial, and an inventory will pin down exactly what stays.

The lease runs 27 years, and the owner hasn't declared an extension. Our database notes an orange zone, which we still confirm with an RDTR extract. The listing gives no status for the PBG, SLF or rental license, so we're confirming all three. At Rp 4.57 bn, a square meter here costs about Rp 28.9 million.

Ownership

Ownership & what you actually get

You'd take a straight 27-year leasehold with no extension on offer so far. The deal starts with a PPJB at a notary and closes with the lease deed at handover in August 2027. We're still confirming the zone, the building approval (PBG) and the SLF, and no rental license is possible before that SLF exists.

Ownership and permits: Two-bedroom, three-bathroom villa, Nyang Nyang
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 term27 yearsThe materials offer no renewal. We count the years left on signing day and negotiate any extension into the contract.
ZoningWe're confirming itThe RDTR Badung extract decides, before any deposit.
Building approval (PBG)We're confirming itNumber and extract come from the owner before you pay. No PBG means no legal house.
SellerOwner, house under constructionAn owner sells this villa, and the listing names no developer. We verify the chain of rights behind that owner.
Certificate of occupancy (SLF)We're confirming itThe owner has to show it, since the rental license requires it.
Short-term rental license (NIB)We're confirming itAirbnb, 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 handoverPartly furnishedAn inventory before the deposit shows what the price covers and what it leaves out.
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, three-bathroom villa, Nyang Nyang payment schedule

  1. ReservationA deposit fixes the price and pulls the house from the market.
  2. Construction stagesYou pay as work reaches agreed milestones, and the contract carries a delay penalty.
  3. HandoverThe last payment follows inspection against the inventory and the notary's lease transfer.

No payment plan appears in our listing database. We settle the schedule in the PPJB once the checks clear.

Location

Location: Uluwatu · Nyang Nyang

Terraced complexes are filling the slope above Nyang Nyang, each house with a separate entrance. Down at sea level, the beach itself stays wild.

Two-bedroom villa at Nyang Nyang, Uluwatu, render: street facade
Badung · Uluwatu
  • Uluwatu Temple5 min
  • Nyang Nyang Beach3 min
  • Nunggalan Beach10 min
  • Padang Padang Beach13 min
  • Ngurah Rai Airport≈ 40 min

A family gets a lot of floor space for the money. The catch is outdoor room: the plot is smaller than the house, so the yard stays tight.

Uluwatu · Nyang Nyang · Google map

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Straight answers

Questions about Two-bedroom, three-bathroom villa, Nyang Nyang

How much does Rise Real Bali cost me on this Nyang Nyang villa?

Nothing on your side. The seller's commission covers us and already sits in the Rp 4.57 bn price. At our cost we check whether the owner can sell, what the 27-year lease says about renewal, the zone on an RDTR extract, and whether a PBG and SLF exist. The written report arrives before the deposit and names each gap.

Can I buy this off-plan house near Nyang Nyang remotely?

Yes, most of our buyers do. A Zoom call shows you the site, and the notary completes the paperwork using your power of attorney. Money goes out in stages as construction advances. When it's done, we inspect the house and list any snags in an acceptance act, and you receive progress video along the way.

Is there a rental yield estimate for this villa?

We haven't published one. The rate range in our files fits a different product, and a private house like this would look wrong on it. If you ask, we'll run the numbers for this lot: the district nightly rate, occupancy scenarios, costs at 40% of revenue. You'd get an estimate, and the income itself carries no guarantee.

Why is the price per square meter lower than nearby villas?

Several things weigh on it. Handover is almost a year out, and the 27-year lease comes with no declared extension. The listing also doesn't confirm a pool, the permits or full furniture, although the renders show a pool. We check each point before the deposit, and the answers show whether it's a bargain or just paperwork left undone.

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