PECATU · ID RR-5050

Three-bedroom freehold villa in Pecatu: 250 m², ready to move in

Set on 387 m² of land in inland Pecatu, a 250 m² home gives you three bedrooms, three bathrooms and a 36 m² pool in a lawned garden. Construction wrapped up in June 2024, and the sofas and beds come with it. Freehold stays with the seller, so you buy through a PT PMA or a long lease, at Rp 9.56 bn.

  • Freehold
  • Ready to move in
  • Pool 36 m²
  • 3bedrooms
  • 3bathrooms
  • 250 m²house
  • 387 m²plot
  • Freeholdheld by the owner
  • Readycompleted in 2024

Property

What you get

The house stands in the residential heart of Pecatu, the village that serves southern Uluwatu with its schools, clinics and shops. Getting to Samsara takes seven minutes on two wheels, Padang Padang roughly sixteen. At 387 m² (≈ 4,165 sq ft), the plot leaves real lawn and tropical planting around the pool.

A sunken lounge with a built-in sofa sits under high ceilings and opens straight onto the 36 m² pool. You eat beneath a timber roof, and the kitchen has its own room with a bar counter. Every bedroom gets its own bathroom, and in one of them a freestanding tub hides behind an arch. There's a terrace, parking on the plot, and the furniture stays.

Handover took place in June 2024. Hak Milik sits with the owner, and no foreigner can take it personally. The workable options: a PT PMA that moves the land into HGB, or a long-term lease from the owner. Our database codes the plot yellow, which means residential. Three papers remain outstanding before any deposit: the PBG number, the SLF and where the rental license stands.

Ownership

Ownership & what you actually get

Hak Milik here has no end date, and it belongs to the seller. Before any money moves, you settle on a structure. A PT PMA can hold the plot as HGB over 30 + 20 + 30 years. The alternative is a long lease drawn up by the owner, and a notary records whichever you pick. The owner hasn't produced the PBG or SLF yet, and the rental license waits until after the sale.

Ownership and permits: Three-bedroom freehold villa, Pecatu
Form of ownershipFreeholdForeigners 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 termUnlimited for the ownerYour own term depends on the route. HGB through a PT PMA runs 30 + 20 + 30 years, while a lease runs whatever the contract states. We settle the route before the deposit.
ZoningYellow zone, residential, per our databaseWe match it against an RDTR Badung extract ahead of the deposit.
Building approval (PBG)To confirmThe owner still has to show us the approval number and extract. A house without a PBG has no legal standing.
SellerOwner, completed homeThe owner sells directly, so no developer appears on this listing. We trace the owner's right and the full chain of earlier contracts.
Certificate of occupancy (SLF)To confirmWe've asked the owner for the SLF. The rental license can't be issued without it.
Short-term rental license (NIB)New owner appliesAirbnb, 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 house is finishedMoney moves at the notary, at the same moment the right passes to you.
Furniture and handoverFully furnishedFurniture and appliances stay with the house. We list every item in an appendix attached 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 freehold villa, Pecatu payment schedule

  1. ReservationYour deposit takes the villa off the market, in an amount we agree with the owner.
  2. Purchase routeYou choose between a PT PMA with HGB and a long lease before the main transfer.
  3. ChecksOwner's certificate, Badung zoning, PBG and SLF all pass our review first.
  4. CompletionYou sign and pay in front of the notary as the right changes hands.

The listing carries no installment schedule. After our review, you and the owner settle the timing, and the signed contract records it.

Location

Location: Pecatu · Bukit

Inland Pecatu is where people actually live on the Bukit: quieter than the Uluwatu cliffs, with shops and schools in the village. Beaches and restaurants mean a scooter ride.

Three-bedroom villa in Pecatu: garden pool and timber deck
Bukit · Badung · Pecatu
  • Uluwatu Temple21 min
  • Samsara Beach7 min
  • Padang Padang Beach16 min
  • Nunggalan Beach10 min
  • Ngurah Rai Airport≈ 30 min

By peninsula standards, 387 m² is generous: the garden wraps the pool and no neighbor looks down on you. The water is still a drive away.

Pecatu · Bukit · Google map

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Straight answers

Questions about Three-bedroom freehold villa, Pecatu

How much does Rise Real Bali charge to buy this Pecatu villa?

It costs you nothing. The seller settles our commission, and the Rp 9.56 bn already accounts for it. Before the deposit, Rise Real Bali pays for its own due diligence here. That means the Hak Milik certificate and the owner's PBG and SLF, plus an RDTR extract to settle the zone. You get a written report with open items flagged. If one document contradicts another, you'll hear it before a single rupiah leaves your account.

Can I buy this Pecatu villa without flying to Bali?

Yes. A live Zoom walk-through replaces the flight. You sign nothing in person: a power of attorney covers the notary appointment. With finished rooms and furniture already in place, our team checks each space against the inventory and signs a handover report covering the structure, the 36 m² pool and every appliance. Money changes hands only as the right does, and we collect keys and originals in Pecatu.

Is there a rental yield model for this villa?

You won't find one here. Our collected nightly rates come from villas unlike this one, and applying them to a Pecatu family house would flatter the result. Ask and we'll build this home its own model: the local rate, three occupancy scenarios and running expenses equal to 40% of revenue. Consider it our estimate, since no one guarantees income.

How does a foreigner buy a freehold villa in Pecatu?

Not personally, because Indonesian law keeps Hak Milik for citizens. Route one is a PT PMA, a company with foreign capital, which holds the land under HGB for 30 years plus extensions. Route two is a long-term lease that the current owner grants you. We choose between them with you before any deposit and compare the taxes and fees each one triggers.

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