PECATU · ID RR-4504

Three-bedroom villa with a rooftop and ocean view in Pecatu: 370 m², ready to move in

Close to Padang Padang, a 370 m² house climbs over a 270 m² plot to a roof terrace facing the ocean. Inside are three bedrooms plus a small extra room, and an 18.7 m² pool waits downstairs. Completed in September 2024 and sold furnished, it carries 31 years of leasehold for Rp 15.31 bn.

  • Leasehold 31 years
  • Ready to move in
  • Rooftop
  • 3bedrooms
  • 3bathrooms
  • 370 m²house
  • 270 m²plot
  • Leasehold31 years
  • Readycompleted in 2024

Property

What you get

West Pecatu, near Padang Padang, is the visitor side of the Bukit. Surf breaks and cafes sit around the corner, and Uluwatu Temple is eleven minutes off. The beach itself takes about five minutes on a scooter. Renters looking for Uluwatu villas come here first, which matters when you let the house.

Because the plot is only 270 m², the house goes up rather than out, reaching 370 m² (≈ 3,985 sq ft). Downstairs, a sunken sofa, a kitchen island and the dining table share one space, and glass doors slide open to the 18.7 m² pool. Stairs lead through the upper floors to a roof deck with a sea view. The owner lists 3.5 bedrooms: three full ones and a small room, with three bathrooms.

Our database shows the yellow residential zone. The lease covers 31 years, with no extension on offer. You pay Rp 15.31 bn. Nobody has sent us the PBG number or the SLF yet, and the rental license status is blank. We collect all three before the deposit.

Ownership

Ownership & what you actually get

You take over 31 years of leasehold. The owner offers no renewal. On payment day the notary registers the lease to you. The house stands finished, yet its papers haven't reached us: we've requested the PBG and SLF, the two documents any rental license would rest on.

Ownership and permits: Three-bedroom villa with a rooftop and ocean view, Pecatu
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 term31 yearsThe materials mention no renewal. We count the years left from the signing date and write any extension terms into the contract.
ZoningYellow zone, residential, per our databaseBefore the deposit, an RDTR Badung extract has to back up this reading.
Building approval (PBG)To confirmThe owner hasn't sent the approval number yet. A house has no legal footing without a PBG, so this comes first.
SellerOwner, completed homeA private owner sells the villa, and the listing names no developer. We confirm the owner's lease right and the contracts behind it.
Certificate of occupancy (SLF)To confirmNightly letting depends on it: without an SLF, the regency won't issue a rental license.
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 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 villa stands completeYour funds go to the owner through the notary at the moment of transfer.
Furniture and handoverFully furnishedThe sale covers furniture and appliances. We draw up an item list and attach it 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 with a rooftop and ocean view, Pecatu payment schedule

  1. ReservationA deposit pulls the villa from sale. You and the owner agree the amount with our help.
  2. ChecksWe verify the lease right, zone, PBG and SLF ahead of the main sum.
  3. CompletionBoth sides sign at the notary, and the money moves with the lease.

No payment schedule exists in our records for this house. After our review, the owner and you agree one and the contract fixes it.

Location

Location: Pecatu · Bukit

West Pecatu by Padang Padang is the busy, tourist end of the Bukit, with surf, cafes and sunsets. From here the temple and the beach path are both close.

Rooftop villa in Pecatu: facade above the pool
Bukit · Badung · Pecatu
  • Uluwatu Temple11 min
  • Samsara Beach15 min
  • Padang Padang Beach5 min
  • Nunggalan Beach11 min
  • Ngurah Rai Airport≈ 30 min

Guests pay to stay near the surf and the restaurants, so the address helps rentals. The downside is narrow lanes and sunset traffic by the temple.

Pecatu · Bukit · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom villa with a rooftop and ocean view, Pecatu

What will Rise Real Bali charge me for the rooftop villa in Pecatu?

Zero. The seller covers our commission inside the Rp 15.31 bn. Before any deposit goes out, our team pays for a review of the owner's lease right and its 31-year term, any renewal wording, the Badung zone, the PBG and SLF. We then send a written summary of what remains open, so a gap shows up before your money goes anywhere.

Do I need to be in Bali to buy this villa?

No. Our broker tours the villa with you on video, rooftop included, and a notary closes the deal on your written proxy. On site we take delivery against the furniture list and record the state of the structure, pool, roof deck and appliances. Payment releases only as the lease transfers, and we hold the keys and originals for your arrival.

Where would yield numbers for this villa come from?

No figures appear here. The rates in our database come from other stock, not a private multi-level villa near Padang Padang. Ask and we'll calculate this house: the area's nightly rate, an occupancy range from quiet months to peak season, and 40% of revenue in running costs. Any result is an estimate. Nobody can promise the income.

What does 3.5 bedrooms mean in this listing?

That's the owner's count: three proper bedrooms and one small extra room. You could use it as an office, a kid's room or a walk-in closet. Rental platforms usually won't list it as a bedroom, though. So any income model we build counts three bedrooms, and the extra room adds comfort rather than a higher nightly rate.

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