ULUWATU · ID RR-4217

Two-bedroom villa with a rooftop grill terrace in east Uluwatu: 77 m², ready to move in

Set in the quiet eastern part of Uluwatu, this compact two-bedroom villa was finished in June 2026 and sells furnished for Rp 4.84 bn. The house is 77 m² (≈ 830 sq ft) on a 150 m² plot. Downstairs there's a 5.6 × 2.5 m courtyard pool, and the roof has a terrace with a grill kitchen. Nunggalan Beach is 12 minutes by scooter.

  • Leasehold 28 + 10 years
  • Completed 2026
  • Roof terrace
  • 2bedrooms
  • 2bathrooms
  • 77 m²living area
  • 150 m²plot
  • Leasehold28 + 10 years
  • Readycompleted in 2026

Property

What you get

The villa sits in the eastern, residential side of Uluwatu. Nunggalan Beach takes 12 minutes by scooter, and the surf beaches near the temple more than twenty. It suits someone who lives on the peninsula, not a visitor who flies in for a week of waves.

At 77 m² the house is compact, but the 150 m² (≈ 1,615 sq ft) plot is twice its size, and the spare land earns its keep. Downstairs a courtyard holds the pool and a daybed. Up on the roof, a pergola covers a lounge, a dining table, an outdoor kitchen with a grill and sun loungers. Inside you'll find a sunken sofa, a kitchen island, two bedrooms and two bathrooms, plus air conditioning and parking for two scooters.

Pink on our zoning map means tourism use. Neither the PBG nor the SLF has reached the owner yet. You'd get 28 years of leasehold plus a declared 10-year extension, 38 in total, for Rp 4.84 bn.

Ownership

Ownership & what you actually get

The deal gives you a 28-year leasehold, with a 10-year extension the owner has declared. We make sure the contract states the extension price and steps before your deposit, and the notary registers the lease on completion day. The owner hasn't finished the PBG or the SLF, and we're confirming the rental license status.

Ownership and permits: Two-bedroom villa with a roof terrace, 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 term28 + 10 yearsTwenty-eight years now and 10 declared on top, 38 overall. We write the extension right and price into the deal.
ZoningPink zone (tourism), per our databaseWe verify the zone on an RDTR Badung extract.
Building approval (PBG)In progressThe owner owes us the number and extract before you pay. A house without a PBG isn't legal.
SellerOwner, completed homeSold by its owner, with no developer involved. We check the owner's standing and past contracts.
Certificate of occupancy (SLF)In progressThe owner still has to obtain it. A rental license can't follow without 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.
EscrowNot needed, construction is overThe notary settles payment against the lease.
Furniture and handoverFully furnishedFurniture and appliances come along. An inventory appendix lists them.
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 a roof terrace, Uluwatu payment schedule

  1. ReservationPay a deposit, and the owner removes the villa from sale.
  2. ChecksSeller, zone and permit progress get verified ahead of the big payment.
  3. CompletionThe notary oversees signing and payment while the lease changes to you.

Nobody has fixed a payment timetable yet. We work it out with the owner after our review and add it to the contract.

Location

Location: Uluwatu · Nunggalan

East Uluwatu, toward Ungasan, is a residential area with no tourist strip. You meet fewer holidaymakers here and more long-term tenants.

Two-bedroom villa in Uluwatu: pool in the inner courtyard
Badung · Uluwatu
  • Suluban Beach25 min
  • Uluwatu Temple23 min
  • Nunggalan Beach12 min
  • Balangan Beach23 min
  • Ngurah Rai Airport≈ 40 min

The roof terrace makes up for the missing view. Greenery surrounds the house, and you watch the sunset from under the pergola.

Uluwatu · Nunggalan · Google map

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Straight answers

Questions about Two-bedroom villa with a roof terrace, Uluwatu

Will Rise Real Bali bill me for buying this rooftop villa?

No bill comes to you. The seller pays our fee out of the Rp 4.84 bn price. Our pre-deposit review, which we fund, covers the owner's right, the 28 + 10 year lease and its extension wording, an RDTR check of the pink zoning, and how far each permit has moved. A written summary lists what's still open.

How do I buy this east Uluwatu villa if I'm overseas?

Over Zoom and through a notary. You see every room and the roof live, then sign through a power of attorney. Our team takes over the house on your behalf, recording the state of walls, pool and appliances against the furniture inventory. Funds release when the lease passes to you, and we hold the keys and documents on site.

Can you estimate the rental income here?

Not publicly. Our rate corridor reflects a different segment and wouldn't transfer to a compact private villa like this. We'll calculate it for you on request, based on the local nightly rate, a set of occupancy cases and costs taking 40% of revenue. You'd receive an estimate, never a promise of income.

What's on the villa's roof?

The roof works as a second living room. A timber pergola shades a corner lounge sofa and a dining table, next to an outdoor kitchen with a sink and a grill. Two sun loungers with an umbrella complete it. With only 77 m² indoors, that space counts. The listing doesn't give the terrace size, so we measure it at the viewing.

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