BINGIN · ID RR-1066

Three-bedroom villa with a pergola courtyard in Bingin: 142.5 m², ready to move in

This completed three-bedroom villa in Bingin costs Rp 7.96 bn, the lowest price per bedroom among the three-bedroom homes we list in the area. You get 142.5 m² on a 279 m² plot, with a 16 m² courtyard pool under a pergola. It was finished in March 2024, furniture included. The lease runs 24 years with a stated 23-year extension.

  • Leasehold 24 + 23 years
  • Ready to move in
  • Three bedrooms for Rp 7.96 bn
  • 3bedrooms
  • 3.5bathrooms
  • 142.5 m²house
  • 279 m²plot
  • Leasehold24 + 23 years
  • Readycompleted in 2024

Property

What you get

Four minutes by scooter takes you from this residential part of Bingin to the beach steps or the warungs. The plot measures 279 m² (≈ 3,005 sq ft) against 142.5 m² (≈ 1,535 sq ft) of house. All the spare land went into an inner courtyard: a 16 m² pool, a pergola and two lounging areas.

Kitchen, living and dining rooms are enclosed, and a large corner sofa anchors the lounge. The three bedrooms come en-suite, plus a half bath, all in green tile. One bedroom opens straight onto the pool. Air conditioning, a terrace, the furniture and appliances all come with the house.

Our listing data codes the plot pink, meaning tourism use. You get 24 years on the lease plus a stated 23-year extension, 47 in total. No other three-bedroom house we list in Bingin comes in cheaper per bedroom. Before any deposit the owner owes us PBG and SLF copies and a word on the rental license.

Ownership

Ownership & what you actually get

Ownership comes down to 24 lease years plus a 23-year extension the owner puts on the table, so 47 if you take it. Before the deposit, the contract must spell out that 23-year option and what it costs. After that, a notary records the lease to you. PBG, SLF and rental license papers still sit with the owner.

Ownership and permits: Three-bedroom villa with a pergola courtyard, Bingin
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 term24 + 23 yearsBase term of 24 years and a stated 23-year extension, 47 in all. The contract fixes the extension right and its cost before the deposit.
ZoningPink tourism zone, per our databaseWe pull the RDTR Badung extract ahead of the deposit.
Building approval (PBG)Confirming with the ownerThe permit number and a copy come from the owner before you commit money. The house's legal status rests on it.
SellerOwner, completed homeThere's no developer in the listing because the owner sells directly. We trace the owner's right and the contracts behind it.
Certificate of occupancy (SLF)Confirming with the ownerIt's the document the rental license (NIB) depends on, so we ask the owner for it first.
Short-term rental license (NIB)Confirming with the ownerAirbnb, 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 house is completeThe notary handles settlement, and your payment moves when the lease does.
Furniture and handoverFully furnishedThe sale covers 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
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Terms

Three-bedroom villa with a pergola courtyard, Bingin payment schedule

  1. ReservationA deposit you agree with the owner takes the villa off the market.
  2. ChecksBefore the main payment we clear the seller's right, the zone, the PBG and the SLF.
  3. CompletionThe notary oversees signing, payment and the lease transfer on one day.

No instalment schedule exists on file for this courtyard house. Once our checks wrap up, we'll draft terms with the owner and add them to the contract.

Location

Location: Bingin · Uluwatu

Surf keeps Bingin busier than wider Uluwatu, sellers rarely haggle long, and no new supply is coming. Its residential lanes cost less than the cliff edge yet sit just as close to the water.

Three-bedroom villa with a courtyard in Bingin: pool in the inner courtyard
Uluwatu · Badung · Bingin
  • Bingin Beach4 min
  • Padang Padang6 min
  • Bingin cafés and warungs4 min
  • Balangan Beach12 min
  • Ngurah Rai Airport≈ 40 min

A pergola courtyard keeps the house in shade all day, which counts for more than a view down south. The trade-off: the windows face inward, not toward the horizon.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Three-bedroom villa with a pergola courtyard, Bingin

Do I pay Rise Real Bali anything for this villa?

No. The Rp 7.96 bn price already carries our commission, which the seller funds. Out of our own budget we verify the owner's right, the 24-year lease with its 23-year option, zoning under the RDTR, plus PBG and SLF. Everything goes into a written report ahead of your deposit, open items included.

Can I complete the purchase remotely?

You can. Watch the viewing over Zoom and let a notary sign using your power of attorney. The villa is finished and furnished, so we inspect it against the inventory and write up how the structure, the 16 m² pool and the appliances look. Money leaves your account only when the lease changes hands, and we hold the keys for you.

Is there a rental forecast for this house?

Not on the page. The nightly figures we've logged describe a different product, and applying them to a private courtyard villa would mislead you. Ask, and we'll model this one using an area rate, several occupancy cases and expenses at 40% of revenue. Treat the figure as our estimate for this villa, not a promise.

Why do three bedrooms cost less here than next door?

The house is smaller: 142.5 m² against 180 to 207 m² for the other three-bedroom villas we list in Bingin. The base lease is also 24 years rather than 27 or 36. The finish is even throughout, and the courtyard beats many neighbors. It works well as a rental, though it can feel tight to live in.

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