BINGIN · ID RR-4791

Three-bedroom villa with a walled pool courtyard in Bingin: 200 m², ready to move in

This completed single-story villa in Bingin has three bedrooms and 200 m² of house on a walled 312 m² plot, one street back from the cliff-top villas. The other half of the land holds a 21 m² pool and a covered terrace. Three bathrooms, furniture included, completed in February 2023. The leasehold is 19 years plus a stated 10, priced at Rp 8.27 bn.

  • Leasehold 19 + 10 years
  • Ready to move in
  • Pool 21 m²
  • 3bedrooms
  • 3bathrooms
  • 200 m²house
  • 312 m²plot
  • Leasehold19 + 10 years
  • Readycompleted in 2023

Property

What you get

The beach steps are five minutes away by scooter, and the warungs on the slope take the same. A white wall encloses the 312 m² (≈ 3,360 sq ft) plot, and the one-story house covers about half of it at 200 m² (≈ 2,155 sq ft).

The layout is closed: a kitchen and living room with an island and a dining table, then three bedrooms, each with its own bathroom. Finishes stay light, with stone walls, wooden floors and arched doors. Outside there's a 21 m² pool, a covered terrace with loungers and parking. The price covers furniture and appliances.

Handover dates from February 2023. The pink tourism zone comes from our listing database. You get 19 years of lease and a stated 10-year extension, 29 in total. The database has no PBG or SLF on record for it, and we want both from the owner ahead of a deposit.

Ownership

Ownership & what you actually get

The base lease is 19 years, with 10 more the owner says you can add, 29 in all. That extension is a separate deal with the landowner, so we get its price in writing. The PBG and SLF are open questions for the owner, and you file for the rental license yourself once the lease is yours.

Ownership and permits: Three-bedroom villa with a pool 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 term19 + 10 years19 base years and a stated 10-year extension, 29 in total. The contract spells out the extension and its cost before the deposit.
ZoningPink tourism zone, per our databaseAn RDTR Badung extract is part of our pre-deposit check.
Building approval (PBG)Confirming with the ownerThe owner owes us the permit number and a copy before any deposit. The house's legal standing depends on this permit.
SellerOwner, completed homeWith the owner as seller, the listing shows no developer. We look at the owner's right and the chain of agreements.
Certificate of occupancy (SLF)Confirming with the ownerWithout the SLF, no rental license (NIB) can follow, so it's first on our list for the owner.
Short-term rental license (NIB)After the saleYou apply for the license in your own name once the lease transfers, the normal sequence. Platforms remove villas that don't have a valid license.
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 completeSettlement runs through the notary, against the lease transfer.
Furniture and handoverFully furnishedEverything inside stays, from beds to kitchen appliances, and a contract appendix lists it.
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, Bingin payment schedule

  1. ReservationPay a reservation deposit, in an amount you agree with the owner, and the villa comes off the market.
  2. ChecksThe owner's right, the zone, the PBG and the SLF must clear first.
  3. CompletionAt the notary you sign, pay and take over the 19-year lease.

The owner has no fixed payment plan on file for this one-story house. We'll negotiate one after the checks, and the contract will carry it.

Location

Location: Bingin · Uluwatu

Bingin is a small surf village next to Uluwatu where supply doesn't grow: the shoreline is protected and building on the slope is costly. That keeps occupancy even and bargaining short.

Three-bedroom villa in Bingin: pool courtyard and facade with arched doors
Uluwatu · Badung · Bingin
  • Bingin Beach5 min
  • Padang Padang7 min
  • Bingin cafés and warungs5 min
  • Balangan Beach9 min
  • Ngurah Rai Airport≈ 40 min

Inland lots are quieter and roomier than the cliff-front ones, and 312 m² is rare here. The catch: the water is a scooter ride away, not a walk.

Bingin · Uluwatu · Google map

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Straight answers

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

Does Rise Real Bali take a fee from me on this purchase?

It doesn't. The seller pays us, and Rp 8.27 bn already contains that commission. We fund the checks that come before your deposit: the owner's right, the 19-year lease and the 10-year extension terms, the RDTR zone, and whatever the owner can show on the PBG and SLF. You then get it all in a written report, open points named.

Do I have to travel to Bali to buy it?

No. A Zoom viewing walks you through the single-story house, and a notary completes the paperwork with your power of attorney. We handle acceptance of the furnished home against the inventory, logging the condition of the walls, the 21 m² pool and the appliances in a written act. Payment leaves your account as the 19-year lease transfers, and our team holds the keys for your arrival.

How would I know what this villa could earn?

No yield model appears here. The rates we've gathered fit other rentals, not a private single-story home, and would misjudge it. Ask us and we'll run the numbers for this villa with the local nightly rate, occupancy cases from quiet to busy and costs eating 40% of revenue. The output is a Rise Real Bali estimate, not a guarantee.

What does a 19 + 10 year leasehold mean?

The base land lease runs 19 years, and the owner states a further 10-year extension. Extending is a separate deal with the landowner, with its own price and terms. We ask for the lease agreement and fix the extension right and its cost before the deposit. Without that, we value the house on the base term alone.

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