BALANGAN · ID RR-5036

Three-bedroom villa with a pool courtyard in Balangan: 156 m², handover early 2027

Work on this three-bedroom house is still underway, and the seller states handover for early 2027. You'd get 156 m² over two floors on a 163 m² plot, a garden courtyard holding the 10 m² pool, and Balangan beach six minutes away by scooter. It comes unfurnished, on a 23-year lease with a 25-year extension, at Rp 4.33 bn.

  • Leasehold 23 + 25 years
  • Handover early 2027
  • Pool 10 m²
  • 3bedrooms
  • 4bathrooms
  • 156 m²house
  • 163 m²plot
  • Leasehold23 + 25 years
  • 2027handover early in the year

Property

What you get

The villa rises on the Balangan plateau, two kilometers from the path down to the beach. That's six minutes to the water by scooter and ten to Dreamland. It's one of two matching houses behind a shared fence, and each has its own gate and yard. The house covers 156 m² (≈ 1,680 sq ft) on two floors, on a 163 m² (≈ 1,755 sq ft) plot.

On the ground floor, the island kitchen, dining and living areas run together and open onto the yard, where you'll find the 10 m² pool, a garden and loungers. The three bedrooms are en-suite, with a fourth WC for guests, and there's air conditioning plus a terrace and an upstairs balcony. You'll furnish it yourself, so budget for that as a separate line.

Builders are finishing the house, and the seller names early 2027 for handover. The lease runs 23 years, and the seller declares a 25-year extension on top, which adds up to 48 years in total. Zoning in our database reads yellow, residential, and we'll get the PBG number from the seller before you put down any deposit. SLF and a rental license follow completion. Price: Rp 4.33 bn.

Ownership

Ownership & what you actually get

Your right is a 23-year lease, and the seller says 25 more years can follow, 48 altogether. Our count of the remaining term starts at handover, and the renewal price goes into the contract. Stage payments run under a PPJB, and the notary registers your lease at completion. SLF and the rental license have to wait until the house is done.

Ownership and permits: Three-bedroom villa with a pool courtyard, 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 + 25 yearsBase term 23 years with a stated 25-year renewal, 48 in total. We measure what's left from the handover date and put the renewal right and price in the contract.
ZoningYellow zone (residential), per our databaseThe Badung RDTR extract for the plot settles this ahead of the deposit.
Building approval (PBG)In progressWe ask the seller for the number and extract before you pay. Without the PBG, the build can't gain legal status or reach completion.
SellerOwnerThe owner sells directly, and the listing names no developer. We trace the seller's right and the contract chain before the deposit.
Certificate of occupancy (SLF)After completionThe SLF follows once the build ends. The contract puts the duty to obtain it on the seller, since the rental license needs it.
Short-term rental license (NIB)After the SLFAirbnb, 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 handoverUnfurnishedThe house comes without furniture. The finish and appliance list goes into an appendix to the contract, and furnishing sits as its own budget line.
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 a pool courtyard, Balangan payment schedule

  1. ReservationA deposit locks the price and takes the villa off the market.
  2. Construction stagesEach payment follows verified progress, with the deadline and a late penalty in the contract.
  3. HandoverThe balance goes out on signed acceptance, when the notary registers the lease to you.

No payment plan for this Balangan villa appears in our listing database yet. We'll set one in the PPJB after the checks.

Location

Location: Balangan · Uluwatu

The plateau above Balangan sits on the Uluwatu side yet stays close to the airport, and land here costs less than in Bingin. The trade-off is density: houses on the plateau stand close together.

White Sand Villas on the Balangan plateau: two villa fronts
Balangan · Badung
  • Balangan Beach6 min
  • Dreamland≈ 10 min
  • New Kuta Golf≈ 10 min
  • Jimbaran≈ 15 min
  • Ngurah Rai Airport≈ 30 min

People choose this area for the quick airport run and the surf at a price below Bingin. Services stay thin, so for cafes you head to Uluwatu.

Balangan · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom villa with a pool courtyard, Balangan

Is there a Rise Real Bali fee on this Balangan villa under construction?

Zero from you. The listed Rp 4.33 bn already contains our commission, which the seller pays. Before any deposit we check, at our own cost, the owner's right, the 23-year lease and its 25-year renewal, the plot's RDTR zone, the PBG, and who secures the SLF after the build. You'll get a written report of open points while your money is still yours.

Can I buy an unfinished villa in Balangan from overseas?

Yes. Our broker shows you the site live over video, and the notary acts under your power of attorney. Each payment matches a stage of the build. On handover day we inspect the finish, pool and engineering, then list any defects in a signed report. No need to fly in: we receive the keys and documents for you.

Why don't you publish rental returns for this house?

Our rate data describes another segment and doesn't transfer to a privately built three-bedroom house still under construction. So there's no forecast on the page. On request we model it using the going nightly rate in Balangan, a spread of occupancy scenarios and 40% of revenue in costs. You end up with an estimate for this plot, and no one can promise the income.

When can I move into this Balangan villa?

The seller names early 2027 for handover, and construction continues now. The contract carries that date and a delay penalty, and your final payment waits for the signed acceptance report. The house comes unfurnished, so allow a few weeks after the keys to fit it out.

What does a 23 + 25 year leasehold mean?

The base land lease lasts 23 years, and the seller states a right to renew for another 25. That renewal is a separate agreement with the landowner, so locking its price in today saves a hard talk later. We add the condition and the cost to the contract before the deposit and work out payback on the base term alone.

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