BINGIN · ID RR-4812

Two-story three-bedroom villa in Bingin: 200 m², four bathrooms, ready to move in

This completed two-story villa in south Bingin has 200 m² of house, three en-suite bedrooms, a fourth guest bathroom, a sunken lounge and a 20 m² pool under the balcony. It stands on a 250 m² plot, and the owner finished it in March 2024. Furniture included. Leasehold 20 years, Rp 5.52 bn.

  • Leasehold 20 years
  • Ready to move in
  • Two floors
  • 3bedrooms
  • 4bathrooms
  • 200 m²house
  • 250 m²plot
  • Leasehold20 years
  • Readycompleted in 2024

Property

What you get

From this southern end of Bingin, the beach steps are a six-minute scooter ride, and Padang Padang takes eight. On a 250 m² plot the house rises two floors to 200 m² (≈ 2,155 sq ft), with a balcony running along the upper level and the pool right below it.

The ground floor holds an island kitchen, a dining room and a living room with a sunken seating area, plus niches and arches in the walls. Three bedrooms have their own bathrooms, and a fourth bathroom serves guests. There's a garden, a terrace beside the 20 m² pool and parking. Air conditioning and furniture come with the price.

The owner finished the house in March 2024. Our listing sheet marks the land pink, meaning tourism. A 20-year lease comes with no extension in the materials, so we count the base term only. The database shows nothing on a PBG or SLF, and we'll ask the owner for both before a deposit.

Ownership

Ownership & what you actually get

What you'd hold is a 20-year leasehold with no extension in the materials, so we value the house on those 20 years alone. A notary puts the lease in your name at completion. The owner still has to hand over the PBG and SLF before a deposit, and the rental license comes later, in your name.

Ownership and permits: Two-story three-bedroom villa, 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 term20 yearsThe materials state no extension. We count the balance at signing, raise renewal with the landowner and put the outcome in the contract.
ZoningPink tourism zone, per our databaseWe'll confirm with an RDTR Badung extract before your deposit.
Building approval (PBG)Confirming with the ownerBefore a deposit the owner has to produce the permit number and extract. Legalizing the house depends on it.
SellerOwner, completed homeThe owner is the seller here, so no developer features in the listing. We review the owner's right and the contract history.
Certificate of occupancy (SLF)Confirming with the ownerWe need it from the owner, as the rental license (NIB) can't come without it.
Short-term rental license (NIB)After the saleThe new owner applies once the lease sits in their name. That's the standard order, and platforms remove villas without 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 finishedThe notary settles the deal and releases payment as the lease transfers.
Furniture and handoverFully furnishedBeds, sofas, kitchen gear and air conditioners stay with the house. A contract appendix itemizes them.
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

Two-story three-bedroom villa, Bingin payment schedule

  1. ReservationA reservation deposit, in an amount you agree with the owner, takes the villa off sale.
  2. ChecksSeller's right, RDTR zone, PBG and SLF all clear before the main payment.
  3. CompletionYou sign and pay at the notary when the 20-year lease moves over.

We have no payment schedule on record here. Terms get set with the owner after the checks and written into the contract.

Location

Location: Bingin · Uluwatu

Supply in Bingin can't really grow, because the coast is off limits and the slopes are costly to build on. Occupancy holds steady, and sellers don't discount much.

Two-story villa in Bingin: facade with a balcony above the pool
Uluwatu · Badung · Bingin
  • Bingin Beach6 min
  • Padang Padang8 min
  • Bingin cafés and warungs6 min
  • Balangan Beach10 min
  • Ngurah Rai Airport≈ 40 min

Two floors and four bathrooms suit two couples or a family with children, and that's who books this kind of house. The trade-off: 200 m² costs more to maintain than a one-story neighbor.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Two-story three-bedroom villa, Bingin

Is there a fee to Rise Real Bali on this two-story villa?

No fee. The seller pays us out of Rp 5.52 bn. We pay for the due diligence before your deposit: the owner's right, the 20 years on the lease and any chance of renewal, zoning under the RDTR, and the two permits missing from the database. Our written report flags every open point before you commit money to the house.

Can someone overseas buy this house?

Yes. The viewing of both floors happens over Zoom, and your notary signs holding a power of attorney. We inspect the furnished house for you against an inventory, putting the condition of the rooms, the 20 m² pool and the appliances into a signed act. Money moves when the lease does, and our team takes the keys and papers locally.

Is there a yield model for this villa?

Not a published one. Our rate collection covers another segment, so it wouldn't be fair to a private two-story home. We'll build a model on request: the Bingin nightly rate, occupancy across a weak, middle and strong year, and a 40% share of revenue for running costs. Take the figure as a Rise Real Bali estimate for a four-bathroom house, never a guarantee.

What does a 20-year lease with no extension mean for me?

You hold the land for 20 years, and then the plot and house go back to the landowner unless you've agreed a renewal. Renewal is a separate deal with its own price and conditions. We raise it before the deposit and try to get the right into the contract. If the landowner says no, we run the numbers on 20 years only.

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