BINGIN · ID RR-1073

Three-bedroom villa with a wooden pool deck in Bingin: 136 m², ready to move in

This completed three-bedroom villa in central Bingin already has both key permits: a building approval (PBG) and a certificate of occupancy (SLF). The house spreads 136 m² over two levels on a 150 m² plot, with a 15 m² pool. Price: Rp 5.29 bn for 23 years of leasehold plus a stated 27-year extension.

  • Leasehold 23 + 27 years
  • Ready to move in
  • PBG and SLF issued
  • 3bedrooms
  • 3bathrooms
  • 136 m²house
  • 150 m²plot
  • Leasehold23 + 27 years
  • Readycompleted in 2024

Property

What you get

Right in the center of Bingin, you're a three-minute scooter hop from the stairs down to the sand, and no farther from the warungs. Here 136 m² (≈ 1,465 sq ft) of house is packed over two levels onto a 150 m² plot. The courtyard wraps around a tree, with a wooden deck, cushions right on the floor and a 15 m² pool along the terrace edge.

Kitchen, living room and dining room are closed spaces rather than one open plan. All three bedrooms have private bathrooms. The upstairs bedroom sits under a thatched roof with exposed beams, the kind of room guests photograph. Air conditioning runs throughout, there's a terrace, and the owner leaves the furniture and appliances.

Per our listing database, zoning is pink (tourism). On documents this house beats most of its neighbors, since both the PBG and the SLF exist. The lease is 23 years with a stated 27-year extension, 50 years in total. The owner asks Rp 5.29 bn.

Ownership

Ownership & what you actually get

You buy a 23-year leasehold, and the owner states a 27-year extension on top, which gives 50 years if exercised. At completion a notary enters the lease under your name. With the PBG and SLF already in the owner's hands, the rental license is the one permit left, and you'd apply for it once the house is yours.

Ownership and permits: Three-bedroom villa with a wooden deck, 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 term23 + 27 yearsBase term 23 years and a stated extension of 27, so 50 overall. We put the extension right and its price in writing ahead of the deposit.
ZoningPink tourism zone, per our databaseWe confirm it against an RDTR Badung extract first.
Building approval (PBG)IssuedThe owner provides the number and a copy, and we match them with the registry before the deposit.
SellerOwner, completed homeThe owner sells directly, and no developer appears on the listing. We check the seller's right and the chain of contracts.
Certificate of occupancy (SLF)IssuedThe owner has the SLF in hand, and the rental license requires it.
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 finishedPayment goes through the notary against transfer of the lease.
Furniture and handoverFully furnishedFurniture and appliances go with the house, listed item by item in an 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 wooden deck, Bingin payment schedule

  1. ReservationOnce your reservation deposit lands, in an amount you agree with the owner, the villa comes off the market.
  2. ChecksWe confirm the seller's right, the RDTR zone and the two permits the owner holds.
  3. CompletionSigning, payment and the lease transfer happen together before a notary.

No schedule of payments exists yet for this thatched-roof villa. Once checks close, the owner and we settle one, and the sale contract records it.

Location

Location: Bingin · Uluwatu

Bingin is a small surf village where a coastal protection strip limits new supply. The center is the handiest spot, three minutes from both the water and the warungs.

Three-bedroom villa with a wooden deck in Bingin: timber terrace and pool in the courtyard
Uluwatu · Badung · Bingin
  • Bingin Beach3 min
  • Padang Padang6 min
  • Bingin cafés and warungs3 min
  • Balangan Beach11 min
  • Ngurah Rai Airport≈ 40 min

The courtyard tree and the timber deck make the picture guests book. The catch: in this climate, wood needs regular care to last.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Three-bedroom villa with a wooden deck, Bingin

What's the Rise Real Bali fee for this villa?

Zero. Rp 5.29 bn already includes the commission the seller pays us. We fund the review before your deposit, and it covers who owns the right, 23 lease years plus the 27-year option, and the RDTR zone. We also match the owner's PBG and SLF with the registry. A written report then names anything still open.

Can I buy from overseas without a trip?

Yes, and plenty of buyers do. You see the two levels and the thatched bedroom live over Zoom, and your notary signs by power of attorney. On site our team handles the handover, checking every room, the 15 m² pool and all appliances on the inventory, and it all goes into a signed act. Your payment goes out with the lease transfer.

Does this listing come with rental projections?

No, we keep them off this page. Our Bingin rate data was gathered for another type of listing and would skew the result for a private two-level house. Ask, and we'll run it with the area's nightly rate, a few occupancy scenarios, and costs set at 40% of revenue. That's an estimate, never a guaranteed return.

How much does it matter that the owner already has the PBG and SLF?

A lot. In our listing database most completed Bingin villas show blanks on these two lines. The permit and the certificate prove the house stands legally, and they open the way to a nightly rental license. A full paper trail also adds value when you sell. We file for the license right after completion.

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