BINGIN · ID RR-4763

Three-bedroom ocean-view villa in Bingin: 282 m², handover October 2026

This three-bedroom ocean-view villa in south Bingin has 282 m² of house, and finishing works are underway ahead of the owner's October 2026 handover target. Three en-suite bedrooms, a 16.7 m² pool, parking and full furniture all come in the price. The lease runs 26 years, and the owner asks Rp 11.02 bn. The images are project renderings.

  • Leasehold 26 years
  • Finishing works
  • Pool 16.7 m²
  • 3bedrooms
  • 3bathrooms
  • 282 m²house
  • 190 m²plot
  • Leasehold26 years
  • Finishinghandover October 2026

Property

What you get

Seven to eight minutes by scooter separate this southern corner of Bingin from the beach steps, and the house looks out to the ocean. Two levels fit 282 m² (≈ 3,035 sq ft) onto a 190 m² plot, so the pool and terrace take up almost the whole yard.

Each of the three bedrooms gets its own bathroom. The living room, dining area and island kitchen open onto a terrace under a pergola, next to a 16.7 m² pool. You also get a private parking spot. The owner hands the house over fully furnished, and we attach the inventory to the contract as an appendix.

October 2026 is the owner's handover target. Our listing database shows a pink tourism zone. The 26-year lease comes with no extension offered. The database doesn't mark a PBG or an SLF, so we'll get both answers from the owner before a deposit.

Ownership

Ownership & what you actually get

You'd hold a 26-year leasehold with no extension on the table. The first paper you sign is a PPJB (sale and purchase agreement), and the lease reaches your name through a notary at the October 2026 handover. The SLF can't exist until the builders leave, and the rental license comes after that. We're still asking the owner for the PBG number.

Ownership and permits: Three-bedroom villa with an ocean view, 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 term26 yearsNo extension on offer. We count from the signing date and raise renewal with the owner ahead of the deposit.
ZoningPink tourism zone, per our databaseAn RDTR Badung extract goes into our report before you pay a deposit.
Building approval (PBG)Confirming with the ownerBefore a deposit we need the permit number and a copy from the owner. A house without a PBG can't become legal.
SellerOwner, house under constructionThe owner sells while the build finishes, and no developer appears on the listing. We review the seller's right and each prior agreement.
Certificate of occupancy (SLF)After completionThe regency issues it once the house is complete, and the rental license needs it. We tie it to your final payment.
Short-term rental license (NIB)After the SLFThe owner applies once the SLF arrives, which is the normal order. Platforms delist villas without a valid license, so until then we model long-term rental.
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 price covers furniture and appliances. The inventory becomes part of 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 an ocean view, Bingin payment schedule

  1. ReservationA deposit fixes the price and pulls the villa from sale.
  2. Construction stagesEach payment follows a finished stage, and the contract sets the deadline and a late penalty.
  3. HandoverYou pay the balance after inspection against the inventory and the lease transfer at the notary.

The owner hasn't published a payment plan for this house. We'll set the stages in the PPJB once our checks are done.

Location

Location: Bingin · Uluwatu

Bingin is the densest surf village in the south: few villas, steady demand and little room to haggle. Slope homes cost more for the views and the harder build, while lower lots sit closer to the water.

Three-bedroom ocean-view villa in Bingin, rendering: pool with loungers and a covered living room
Uluwatu · Badung · Bingin
  • Bingin Beach8 min
  • Padang Padang11 min
  • Bingin cafés and warungs8 min
  • Balangan Beach13 min
  • Ngurah Rai Airport≈ 40 min

Families and groups of surfers book three-bedroom ocean-view homes in Bingin. The downside is the walk, with steep paths and stairs down to the water.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Three-bedroom villa with an ocean view, Bingin

Is there a buyer's fee from Rise Real Bali on this house?

There isn't. The seller carries our commission, folded into Rp 11.02 bn. Before the deposit, and on our budget, we review who holds the right to sell, the 26-year lease, the RDTR zone and the PBG, and we ask how far the SLF is. The written report lists every gap, so problems surface before any money moves.

Can I buy this villa before it's finished without being in Bali?

Yes. You follow the build over Zoom and hand the notary a power of attorney to sign in your name. Payments follow construction stages. Our team films progress and sends it to you, so you skip the site visits. At handover we inspect the house ourselves and record every unfinished item in a signed act before the keys change hands.

Why don't you show a yield for this villa?

Our nightly-rate sample covers a separate market segment, so it would say little about a private ocean-view house still under construction. Ask, and we'll model this one with the Bingin nightly rate, occupancy from low to high, and costs taking 40% of revenue. It's an estimate, since nobody can promise what a rental will earn.

What do the photos show if the house isn't finished?

Every image here is a project rendering showing the house as it should look after handover. None is a photo of the finished building, and none shows another property. At the viewing we compare each room's current stage with these images and fix finishes and materials in a specification attached to the contract. Any difference goes on paper.

What happens if handover slips past October 2026?

The contract has to settle that in advance: a handover date, a penalty for each day of delay and your right to walk away with a refund. We tie payments to finished stages, not dates on a calendar, and you pay the balance only after the handover act. That way a delay costs the owner, not you.

Can I rent it out nightly as soon as I get the keys?

Not straight away. Nightly letting needs the SLF for the house and a rental license (NIB) in the owner's name, and both come after construction ends. Platforms now remove listings that lack a license. While the paperwork runs, we plan for long-term tenants and switch to nightly stays once the license arrives.

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