ULUWATU · ID RR-4238

Two-bedroom villa near Nunggalan Beach with a rooftop ocean view: 188 m², handover February 2027

Off-plan and five minutes from Nunggalan Beach, this two-bedroom villa is due for handover in February 2027. The owner asks Rp 9.99 bn and holds freehold (Hak Milik). The house covers 188 m² (≈ 2,025 sq ft) on a 250 m² plot, with a 21 m² pool, a sauna, a rooftop ocean view and full furniture.

  • Freehold
  • Under construction
  • Rooftop ocean view
  • 2bedrooms
  • 2.5bathrooms
  • 188 m²living area
  • 250 m²plot
  • Freeholdheld by the owner
  • Buildinghandover in February 2027

Property

What you get

Nunggalan Beach is five minutes away by scooter, Uluwatu Temple twelve. The villa belongs to a small group of houses, and the renders show white two-story homes with solid walls toward the street and roofs you can use as terraces.

For two bedrooms, 188 m² is a lot of house. The renders show bedrooms with floor-to-ceiling glass and their own bathrooms, a guest toilet, a shaded lounge in the courtyard and a sauna. There's a 21 m² pool, a terrace and air conditioning, and the ocean view opens from the roof. The owner hands the house over furnished.

Our database marks a yellow, residential zone and gives no PBG status, which we're confirming. The owner holds freehold (Hak Milik), so foreign buyers need either their own PT PMA converting the land to HGB, or a long lease signed with the owner. The price is Rp 9.99 bn, about Rp 53.1 million per square meter of house.

Ownership

Ownership & what you actually get

The owner's Hak Milik, or freehold, can't go into a foreign individual's name. So we fix the structure first: your own PT PMA converting the land to HGB, or a multi-decade lease with the owner. PBG status is something we're still confirming, and the SLF and rental license must wait for the February 2027 completion.

Ownership and permits: Two-bedroom villa with a rooftop ocean view, 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).
Lease termNo limit for the ownerThe owner's right has no end date. Your term depends on the route: HGB through a PT PMA (30 + 20 + 30 years) or a lease, fixed in the contract before the deposit.
ZoningYellow zone (residential), per our databaseRDTR Badung extract before the deposit.
Building approval (PBG)We're confirming itThe owner has to produce the number and extract up front. The house can't be legal without it.
SellerOwner, house under constructionOwner sale, no developer listed. We examine the owner's certificate and the chain of documents.
Certificate of occupancy (SLF)We're confirming itWe ask the owner for it. Rental licensing needs it first.
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 handoverFully furnishedThe owner delivers it with furniture and appliances, itemized in a contract appendix.
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 full price list and payment plan for Two-bedroom villa with a rooftop ocean view, Nunggalan?

Leave your WhatsApp and I'll send them today.

Terms

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

  1. ReservationThe deposit holds the price, and the owner withdraws the house from sale.
  2. Construction stagesInstallments match completed work, with the deadline and a delay fine in the contract.
  3. HandoverYou pay the rest at acceptance, checked against the inventory, when the notary transfers your right.

The listing shows no payment plan for this villa, so we draft one into the PPJB after due diligence.

Location

Location: Uluwatu · Nunggalan

Nunggalan is a stretch of the southern coast beneath a tall cliff. Homes here earn their price from the ocean view up top.

Two-bedroom villa at Nunggalan, render: facade
Badung · Uluwatu
  • Suluban Beach15 min
  • Uluwatu Temple12 min
  • Nunggalan Beach5 min
  • Balangan Beach20 min
  • Ngurah Rai Airport≈ 40 min

The roof view carries this house. Cafes and shops line the main Uluwatu road, a scooter ride away.

Uluwatu · Nunggalan · Google map

Area guide and all properties

Straight answers

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

What will Rise Real Bali charge me for the Nunggalan villa?

Nothing. Our commission sits in the Rp 9.99 bn and comes from the seller. Ahead of any deposit, at our own cost, we review the Hak Milik certificate, match you to an ownership route (PT PMA with HGB or a lease), read the RDTR zone and ask for proof of a PBG. The report we write lists every unresolved item.

Can a buyer abroad purchase this villa during construction?

Yes. Live Zoom tours of the site replace the flights, while a Bali notary signs for you on a power of attorney. Payments line up with construction stages. When the builders finish, we inspect the house and log defects in an acceptance act. Progress videos reach you by message, so there's no flight for each stage.

Do you publish rental projections for this house?

No. Our rate data comes from a different product and says little about a freehold house of this size. We'll model it on request using the Nunggalan area rate, several occupancy levels and expenses eating 40% of revenue, and you'd read the result as a forecast. Nobody, us included, can guarantee the income it shows.

What if the handover date slips?

The contract protects you. We link payments to construction stages, add a monthly penalty for delay, and give you the right to cancel with a refund if the slip passes an agreed limit. You get photo and video updates from the site. For now, the owner states February 2027 as the handover date.

How does a foreigner buy a villa held as freehold?

Not in your own name. Two routes work. Your foreign-owned company (PT PMA) acquires the land, and the Hak Milik becomes a right to build (HGB) that runs 30 years, renewable by 20 and then 30 more. Or you sign a long lease straight with the owner. Together we settle on one and lock it into the contract ahead of the deposit.

Properties

Similar properties

See all properties →