ULUWATU · ID RR-4203

Two-bedroom villa with a 35 m² pool near Nyang Nyang Beach: 160 m², PBG and SLF in hand

Both building permits, the PBG and the SLF, are already issued for this completed villa near Nyang Nyang Beach. The asking price is Rp 5.78 bn. Inside 160 m² (≈ 1,720 sq ft) you get two bedrooms, and the 204 m² plot adds a 35 m² pool and a jungle view. The lease runs 21 years, plus a declared 10.

  • Leasehold 21 + 10 years
  • Ready to move in
  • PBG and SLF in hand
  • 2bedrooms
  • 2bathrooms
  • 160 m²living area
  • 204 m²plot
  • Leasehold21 + 10 years
  • Readycompleted in 2024

Property

What you get

On the southern edge of Uluwatu, the villa is three scooter minutes from Nyang Nyang Beach and six from the temple. The house stands on a 204 m² (≈ 2,195 sq ft) plot. Our database records a jungle view, so the windows face greenery instead of the next wall.

The 35 m² pool is big for a two-bedroom home, and both bedrooms open to the water through glass walls. The living room sits under a timber ceiling. The dining room has lit niches, and the kitchen is separate. Each bedroom has its own bathroom, and there's a terrace plus a shower by the pool. Furniture and appliances come with the price.

Paperwork is in order: both permits, PBG and SLF, sit in the owner's file. Our database shows a yellow, residential zone. The lease runs 21 years with a declared 10-year extension, 31 in all. The house has stood finished since September 2024, and the price is Rp 5.78 bn.

Ownership

Ownership & what you actually get

You take over a 21-year lease, and the owner declares a further 10 years, which we tie down in the contract with a price. Signing happens at a notary against payment. Unlike most homes on this stretch, the PBG and SLF already exist. What's missing is the rental license, and the residential zone decides whether nightly letting is possible.

Ownership and permits: Two-bedroom villa with a 35 m² pool, 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 term21 + 10 yearsBase term 21 years, extension 10, total 31. The extension's cost and procedure enter the contract pre-deposit.
ZoningYellow zone (residential), per our databaseAn RDTR extract confirms this ahead of payment.
Building approval (PBG)IssuedWe match the owner's PBG number against the register.
SellerOwner, completed homePrivate owner, no developer on record. We confirm the owner's right and the paper trail.
Certificate of occupancy (SLF)IssuedIn hand, and it's the precondition for a rental license.
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 villa is builtPayment and lease transfer happen together at the notary.
Furniture and handoverFully furnishedEverything inside stays, per an inventory attached 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
On WhatsApp

Hi, I'm Gusti. Want the price, lease terms and documents for this home?

Leave your WhatsApp and I'll send them today.

Terms

Two-bedroom villa with a 35 m² pool, Nyang Nyang payment schedule

  1. ReservationThe deposit reserves the villa; its size is up to you and the owner.
  2. ChecksWe confirm the seller's right, the zone and both permit numbers before the main transfer.
  3. CompletionAt the notary you sign, pay and take over the lease in one sitting.

Our database has no payment schedule here. After checks, the owner and you agree one, and it goes into the contract.

Location

Location: Uluwatu · Nyang Nyang

Nyang Nyang is the last stretch of coast before Uluwatu Temple. There are fewer houses than around Padang Padang, and guests come for silence and an empty beach.

Two-bedroom villa at Nyang Nyang: pool and outdoor shower
Badung · Uluwatu
  • Suluban Beach10 min
  • Uluwatu Temple6 min
  • Nunggalan Beach7 min
  • Balangan Beach22 min
  • Ngurah Rai Airport≈ 40 min

A big pool with two bedrooms suits a couple or a family staying for months. That kind of tenant cares little about the distance to cafes.

Uluwatu · Nyang Nyang · Google map

Area guide and all properties

Straight answers

Questions about Two-bedroom villa with a 35 m² pool, Nyang Nyang

Is there a Rise Real Bali fee on the Nyang Nyang villa with the 35 m² pool?

There isn't. The Rp 5.78 bn asking price already carries our commission, paid by the seller. Before a deposit we check the owner's right, what paperwork backs the 21-year base and the 10-year extension, the RDTR zone, and the PBG and SLF numbers against the register. It all goes into a written report, open issues included.

Can I purchase a completed villa in Nyang Nyang from home?

Sure. Instead of a flight, you get a Zoom walkthrough, and the notary works from your power of attorney. We accept the house for you against the inventory, with the condition of the structure, the 35 m² pool and the appliances written into an act. The money clears on the lease transfer, and we keep the keys until you arrive.

What rental return can this villa make?

We keep this page free of a return model, since our rate data comes from another segment. On request we build a model for this house with the Nyang Nyang area rate, a spread of occupancy and total costs of 40% of revenue. It remains our estimate. No one can guarantee rental income.

Which documents does the villa already have?

Our database lists both permits as issued: the PBG for construction and the SLF for occupancy. No rental license exists yet, and the zone is yellow, meaning residential. Before a deposit we check both permit numbers against the register and read the RDTR extract to see whether a nightly rental license is possible here.

Properties

Similar properties

See all properties →