BINGIN · ID RR-4770

Three-bedroom ridge-top villa in Bingin: 198 m², handover December 2027

This three-bedroom villa stands high on a ridge in east Bingin: 198 m² on a 277 m² plot, looking over a jungle slope. Its 30 m² pool is big for a home this size. Handover is due in December 2027, furnished, on a 30-year lease at Rp 10.60 bn. The images are project renderings.

  • Leasehold 30 years
  • Finishing works
  • Pool 30 m²
  • 3bedrooms
  • 3bathrooms
  • 198 m²house
  • 277 m²plot
  • Leasehold30 years
  • Finishinghandover December 2027

Property

What you get

Up on the eastern ridge, the beach is about nine minutes away by scooter. Greenery surrounds the plot, and the windows face a jungle-covered slope. The house takes 198 m² (≈ 2,130 sq ft) of the 277 m² plot, which leaves room for a garden and the pool.

All three bedrooms come with their own bathrooms. The living room, dining room and kitchen stay separate, finished in stone and timber. At 30 m², the pool is one of the larger ones you'll find at a three-bedroom house in the area. A terrace and private parking complete it, and the owner delivers it fully furnished.

The owner expects to hand the house over in December 2027. Zoning shows as pink tourism land in our listing database. You get 30 lease years, and the database shows no extension. We'll request the PBG number from the owner before a deposit, and the SLF comes after construction.

Ownership

Ownership & what you actually get

The lease term is 30 years, with no extension in our records. You'd sign a PPJB now and complete the lease at a notary once the house is ready. Expect the SLF at the end of the build and the rental license after it. The PBG number is the one paper we still need from the owner up front.

Ownership and permits: Three-bedroom villa on a hilltop ridge, 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 term30 yearsOur records show no extension. We work from the years left at signing and discuss renewal before any money changes hands.
ZoningPink tourism zone, per our databaseWe match this with the RDTR Badung extract before you commit.
Building approval (PBG)Confirming with the ownerWe ask the owner for the permit number and extract up front. No PBG means no legal house.
SellerOwner, house under constructionNo developer on this listing. The owner sells and finishes the build, and we check the seller's right and prior contracts.
Certificate of occupancy (SLF)After completionIt arrives when the build ends, and the rental license can't come without it. Your last payment waits for it.
Short-term rental license (NIB)After the SLFThe license follows the SLF, the usual sequence. Until the owner has it, our plan assumes long-term tenants, because platforms remove unlicensed villas.
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 owner includes furniture and appliances. We attach a full inventory 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 on a hilltop ridge, Bingin payment schedule

  1. ReservationYour deposit locks the price and takes the house off sale.
  2. Construction stagesPayments track completed stages, and the contract names the deadline and the penalty for delay.
  3. HandoverThe balance goes in at inspection and the lease transfer before the notary.

The owner hasn't shared staged terms for this ridge house yet. We'll set them in the PPJB after due diligence.

Location

Location: Bingin · Uluwatu

Bingin has few villas and steady demand, so sellers rarely cut prices much. The ridge costs more to build on and to buy, and it pays you back in quiet and greenery.

Three-bedroom ridge-top villa in Bingin, rendering: the house among greenery on the ridge
Uluwatu · Badung · Bingin
  • Bingin Beach9 min
  • Padang Padang12 min
  • Bingin cafés and warungs9 min
  • Balangan Beach13 min
  • Ngurah Rai Airport≈ 40 min

The ridge gives you silence and green views you won't find in the packed lanes near the water. The trade-off: every beach trip means getting on a scooter.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Three-bedroom villa on a hilltop ridge, Bingin

How much does Rise Real Bali charge the buyer here?

Nothing. Rp 10.60 bn already carries our commission, and the seller covers it. The pre-deposit checks cost you nothing: who can sell, the 30-year lease, the RDTR extract, the PBG and how the build is tracking toward its SLF. Findings come in writing, with each unresolved point flagged before you pay anything.

Could I buy it from home and skip the flights?

Yes. You tour the ridge site live over Zoom, and your power of attorney lets a notary sign in your place. You pay by construction stage, and we send photos and video of progress, so you skip a flight for each milestone. At the December 2027 handover we inspect the house and list any defects in a signed act.

Where would the rental numbers come from?

We haven't published any for this villa. The rates we store were gathered for other listings and don't apply to a private ridge house. When you ask, we'll model it with the Bingin nightly rate, occupancy scenarios for a thin and a full year, and 40% of revenue taken off for running costs. Treat what comes out as an estimate for this ridge villa, with no guarantee attached.

Are these pictures of the real house?

They're the project's renderings: what the house should look like at handover in December 2027. They aren't photos of the finished building or of any other property. On a viewing we check the current stage against each image room by room, and the contract fixes finishes and materials in a specification. We note any difference in writing.

What protects me if handover runs late?

The contract does. Before you sign, we set the handover date, a daily penalty for delay and your right to exit with a refund. Payments follow finished stages rather than calendar dates, and the balance moves only after the handover act. If the house runs late, the owner carries that cost, not you.

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