Leasehold
PECATU
Rp 3.61 bn/ 29 + 20 years
Two-level one-bedroom villa, Pecatu
Pecatu · 1-bedroom villa
- 1 bedroom
- 84 m²
- leasehold 29+20
See details
PECATU · ID RR-4476
Three-bedroom villa with a 36 m² pool in Pecatu: 250 m² on 433 m² of land, ready to move in
Plenty of land is the draw: 433 m² around a 250 m² house with three bedrooms, a 36 m² pool, a terrace and a garden. Construction ended in June 2024. The owner holds freehold and asks Rp 9.83 bn, furniture included.
- Freehold
- Ready to move in
- Pool 36 m²
- 3bedrooms
- 3bathrooms
- 250 m²house
- 433 m²plot
- Freeholdwith the owner
- Readyfinished in 2024
Property
What you get
You'll find the house deep inside Pecatu, among homes between the Uluwatu road and the south coast. Samsara Beach takes about seven minutes by scooter, Padang Padang sixteen. The windows face garden, not ocean. In exchange you get 433 m² (≈ 4,660 sq ft) of land under a 250 m² (≈ 2,690 sq ft) house, and there's still lawn left after the pool.
Life centers on one big room. Open beams carry a gabled roof over floor-length arched windows, a long dining table and a conversation-pit sofa. The kitchen sits apart, with an island and bar stools for quick meals. Three bedrooms, three bathrooms. A wooden deck runs the length of the 36 m² pool.
Our records show a yellow, residential zone. Hak Milik belongs to the owner and can't pass to a foreigner personally, so we fix your purchase structure before any deposit. The owner asks Rp 9.83 bn. The record carries no PBG number and no SLF, and we've asked the owner for both.
Ownership
Ownership & what you actually get
Hak Milik on this plot has no expiry, but it sits with the current owner. A foreign buyer either sets up a PT PMA, which holds the land as HGB, or signs a long lease that the notary registers. We agree the structure with you ahead of the deposit. PBG and SLF copies haven't reached us from the owner yet, and nobody has confirmed the rental license.
| Form of ownership | FreeholdForeigners 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 term | No expiry for the ownerThe structure you choose sets your term: HGB via a PT PMA for 30 + 20 + 30 years, or the lease period written into your contract. |
| Zoning | Yellow zone, residential, per our databaseA Badung RDTR extract has to agree with our record before you commit money. |
| Building approval (PBG) | To confirmWe need the approval number and a copy from the owner. Without a PBG the building isn't legal. |
| Seller | Owner, completed homeNo developer is part of this sale. We verify the owner's right and every contract that came before it. |
| Certificate of occupancy (SLF) | To confirmThe rental license depends on this certificate, so it goes to the top of our document request. |
| Short-term rental license (NIB) | To confirmAirbnb, 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 nominee | Not 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. |
| Escrow | Not needed, construction is overThe notary releases your payment against the transfer of the right. |
| Furniture and handover | Fully furnishedEverything inside stays. Our room-by-room inventory goes into the contract as 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 36 m² pool, Pecatu payment schedule
- ReservationA deposit holds the house for you. We negotiate the amount with the owner.
- ChecksOwnership, zoning, PBG and SLF must all come back clean before the balance.
- CompletionThe notary witnesses signing and payment while the right transfers.
Our database shows no installment plan for this villa. We set the timing with the owner after due diligence and put it in writing.
Location
Location: Pecatu · Bukit
Pecatu's inner lanes are the calm, lived-in side of the Bukit, well away from the cliff crowds. You'll ride to the beach, the restaurants and the supermarket.
- Uluwatu Temple21 min
- Samsara Beach7 min
- Padang Padang Beach16 min
- Nunggalan Beach10 min
- Ngurah Rai Airport≈ 30 min
Few Bukit homes this size sit on 433 m²: lawn, planting, and no one overlooking the pool. The catch is that every swim in the sea starts with a scooter ride.
Straight answers
Questions about Three-bedroom villa with a 36 m² pool, Pecatu
Is there a fee from Rise Real Bali on this three-bedroom villa in Pecatu?
You pay us nothing. The seller's side covers our commission within the Rp 9.83 bn. Before your deposit, the checks run at our expense: the Hak Milik certificate, an RDTR extract for the zone, the PBG and the SLF. You'll read the outcome in a written report that names each unresolved point. If anything conflicts, we raise it before you transfer a rupiah.
Could I complete the purchase remotely?
You could. We show you every room over Zoom, and a notarized power of attorney lets the notary close without you there. Because the house is furnished, we handle acceptance on site: inventory in hand, we record the condition of the building, the 36 m² pool and the appliances in a signed handover report. Your payment clears only against the transfer. Keys and paperwork stay with us in Pecatu until you arrive.
Why don't you show a yield for this villa?
Rates in our dataset describe other villa types, and they'd skew the math for a family home that an owner is selling. That's why the page shows no model. Say the word and we'll run one for this 433 m² plot: the area's nightly rate, a cautious, base and strong occupancy case, and 40% of revenue for costs. Take it as an estimate, never a guaranteed return.
How does this villa compare with the other three-bedroom listing in Pecatu?
Our catalog has another Pecatu villa with the same headline numbers: 250 m², three bedrooms, a 36 m² pool and a June 2024 finish. This one stands on 433 m² against 387 m² and costs roughly Rp 266 million more. We'd view both, compare their condition and papers, and use the other listing as leverage when you negotiate.
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