BALANGAN · ID RR-5029

Three-bedroom villa with green views between Balangan and Bingin: 160 m², ready to move in

Surfers get two beaches from this new house: Balangan and Bingin each sit eight minutes away by scooter. Three en-suite bedrooms, a terrace and a 10 m² pool fit into 160 m² across several levels on a 90 m² plot. Work wrapped up in June 2026, the furniture stays, and the lease runs 23 years plus 10, for Rp 5.10 bn.

  • Leasehold 23 + 10 years
  • Ready to move in
  • Pool 10 m²
  • 3bedrooms
  • 4bathrooms
  • 160 m²house
  • 90 m²plot
  • Leasehold23 + 10 years
  • Readycompleted in 2026

Property

What you get

You'll find the villa on the plateau south of the Balangan beach road, halfway to Bingin. Either break is eight minutes away. The plot measures only 90 m² (≈ 970 sq ft), so the house climbs instead of spreading: 160 m² (≈ 1,720 sq ft) over several levels, with a terrace and a 10 m² pool set against the wall.

An island kitchen and the dining area form one volume, and a window looks into a small inner courtyard. Three bedrooms have en-suite bathrooms, and one more WC for guests makes four. Microcement and wood cover the surfaces, arched niches carry soft lighting, and every room has its own air conditioner. Furniture and appliances stay.

Keys went over in June 2026, so everything is new. The lease runs 23 years, and the owner declares a 10-year extension, 33 in all. Our database shows pink tourism zoning for the plot, which allows nightly rentals. Before the deposit, the owner has to hand over the PBG number and the SLF, plus word on the rental license.

Ownership

Ownership & what you actually get

Ownership comes as 23 years of leasehold, and the owner declares 10 more on top. We want that extension priced and written into the contract before your deposit, since it's a separate deal with the landowner. You sign at a notary, who transfers the lease against payment. Owner-side paperwork, the PBG and SLF, remains open.

Ownership and permits: Three-bedroom villa with garden views, Balangan
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 term23 + 10 yearsA 23-year base plus the declared 10-year renewal gives 33 years. The contract fixes the right to renew and its cost ahead of the deposit.
ZoningPink tourism zone, per our databaseWe match the database entry against the Badung RDTR extract before any deposit.
Building approval (PBG)In progressWe need the owner's PBG number and extract first. The house only gains legal status through this permit.
SellerOwner, completed homeThe owner sells, so the card names no developer. We verify the chain of contracts behind the owner's right.
Certificate of occupancy (SLF)In progressThe owner still has to produce it. The rental license depends on this certificate.
Short-term rental license (NIB)After closingAirbnb, 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 for a finished houseMoney changes hands at the notary, in the same step as the lease transfer.
Furniture and handoverFully furnishedThe sale includes furniture and appliances, listed item by item in an appendix 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
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Terms

Three-bedroom villa with garden views, Balangan payment schedule

  1. ReservationA deposit pulls the house from sale. The owner and you agree on the amount.
  2. ChecksOwner's right, RDTR zone, PBG and SLF must clear first.
  3. CompletionThe notary takes your signature and payment while the lease moves over.

Nothing in our listing sets out how to pay for this villa. When the checks end, the owner and our broker fix a schedule and write it into the contract.

Location

Location: Balangan · Uluwatu

This stretch of plateau lies between two surf beaches, with homes spread along narrow lanes. You gain two breaks within the same short ride, and you give up having shops on the corner.

White Sand Villas, Balangan: two neighboring villa facades
Balangan · Badung
  • Balangan Beach8 min
  • Bingin Beach8 min
  • Dreamland≈ 10 min
  • Jimbaran≈ 15 min
  • Ngurah Rai Airport≈ 30 min

Guests who surf can split mornings between Balangan and Bingin, both eight minutes off. The downside is the same distance to cafes and groceries.

Balangan · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom villa with garden views, Balangan

Do I pay Rise Real Bali a fee on this three-bedroom villa in Balangan?

No fee from you. Our commission is part of the seller's Rp 5.10 bn price. Before any deposit, Rise Real Bali pays to check who holds the right, the 23-year base with its 10-year renewal, the RDTR zoning of this 90 m² plot, and how PBG and SLF are moving. A written summary lists every open item. You hear about gaps while the money still sits in your account.

Could I buy this Balangan house remotely?

You could. A Zoom walk-through saves you the flight, and a notary on the island closes the purchase with your power of attorney. The split-level house is finished, so we inspect all its levels against the furniture list and note the state of the pool, finishes and appliances in a signed report. The lease moves over as payment clears, and our Bali team takes over keys and documents in person.

How would you estimate rental income here?

We don't publish one. Rates in our files belong to a different kind of property and don't suit a private split-level new-build. On request we'd take a local nightly rate, run several occupancy cases and knock 40% off revenue for costs. What you'd get is a forecast. No one can guarantee what this villa will earn.

How does a 23 + 10 year leasehold work?

The land lease runs 23 years, and the owner says you can renew for 10 more. That renewal is its own agreement with the landowner, so it pays to fix the price now, not in two decades. Both the condition and its cost go into your contract ahead of the deposit, and our payback math uses the 23 base years only.

How do 160 m² fit on a 90 m² plot?

The house goes up rather than out. It covers almost the whole plot, and the floor area adds up every level. For you it means three bedrooms with bathrooms and a terrace on a small piece of land, which keeps the entry price lower. We compare the floor plans and allowed building density with the PBG before the deposit.

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