ULUWATU · ID RR-4084

Three-bedroom villa with a garden in Nunggalan: 225.4 m², ready to move in

Nunggalan Beach is two minutes from this finished three-bedroom villa, and the asking price is Rp 6.74 bn. The house has 225.4 m² (≈ 2,425 sq ft) on a 406 m² plot, with a 27.5 m² pool, a garden and a terrace outside. Construction wrapped up in January 2026, and the furniture stays. The lease runs 22 years, with no extension stated.

  • Leasehold 22 years
  • Ready to move in
  • Plot 406 m²
  • 3bedrooms
  • 3bathrooms
  • 225.4 m²house
  • 406 m²plot
  • Leasehold22 years
  • Readycompleted in 2026

Property

What you get

The villa stands in Nunggalan, on the southern edge of the peninsula. Nunggalan Beach is two minutes away by scooter, Nyang Nyang seven. At 406 m² (≈ 4,370 sq ft), the plot is big for Uluwatu, and it has what the neighboring villas lack: a lawn and a garden wrapped around a 27.5 m² pool.

Two floors add up to 225.4 m² (≈ 2,425 sq ft). The ground floor opens into one living room, a kitchen with a marble island and a dining area. All three bedrooms come with a private bathroom and a door out to the garden. Air conditioning, a terrace and parking are already in place. Furniture and appliances go with the sale.

The listing record shows an orange zone, and we're confirming it with an RDTR extract. No extension comes with the 22-year lease. The price works out to about Rp 29.9 million per square meter, low for a finished three-bedroom villa with a garden. We request the PBG and the SLF before the deposit.

Ownership

Ownership & what you actually get

You buy 22 years of leasehold, and the materials mention no extension. We calculate the years left on the signing date and try to secure renewal terms in the contract. The lease transfers at a notary. Zoning, PBG, SLF and a rental license all remain open, and we chase each one before your deposit.

Ownership and permits: Three-bedroom villa with a garden, Nunggalan
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 term22 yearsThe materials state no extension. Your horizon is whatever remains on the deal date, and any renewal terms we win go into the contract.
ZoningConfirming, orange per the recordThe deciding document is a Badung RDTR extract, which we pull before the deposit.
Building approval (PBG)ConfirmingWe need the permit number and a copy from the owner. A house without a PBG has no legal standing.
SellerOwner, completed homeA private owner sells, and the listing names no developer. We confirm the owner's right and each contract in the chain.
Certificate of occupancy (SLF)ConfirmingThe regency won't issue a rental license without the SLF, so we request it from the owner early.
Short-term rental license (NIB)ConfirmingAirbnb, 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, construction is overSettlement runs through the notary, and payment matches the moment of transfer.
Furniture and handoverFully furnishedEverything in the rooms stays, appliances included. We attach an itemized list 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 garden, Nunggalan payment schedule

  1. ReservationA deposit pulls the house from sale, and the owner and you settle on the amount.
  2. ChecksWe verify the zone, PBG, SLF and the owner's right before the bulk of the money moves.
  3. CompletionSigning and payment take place together at the notary's office.

This home has no payment plan in the listing. We agree the schedule with the owner once the checks finish, then the contract records it.

Location

Location: Uluwatu · Nunggalan

Nunggalan is the quiet south of Uluwatu, with a beach below the cliff. There's more land here than around Padang Padang, so plots with gardens still turn up.

Three-bedroom villa in Nunggalan, Uluwatu: the house behind its pool
Badung · Uluwatu
  • Uluwatu Temple13 min
  • Nyang Nyang Beach7 min
  • Nunggalan Beach2 min
  • Padang Padang Beach14 min
  • Ngurah Rai Airport≈ 40 min

Three bedrooms, a garden and a big pool draw families and friends who book for a month. The trade-off: without a car or scooter, you'll rarely leave.

Uluwatu · Nunggalan · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom villa with a garden, Nunggalan

How much does Rise Real Bali charge for the Nunggalan villa?

Zero. The owner pays us, not you. Ahead of any deposit we fund the checks: the owner's right, the 22 remaining lease years and whether a renewal is possible, the zoning per an RDTR extract, plus PBG and SLF status. Our findings arrive as a written report with open items listed, so problems surface before you transfer funds.

Can I close on this Nunggalan villa while living abroad?

Yes. You view the house over Zoom, grant a power of attorney, and the notary completes the purchase. It's a finished, furnished home, so we run the acceptance on site and write down the state of the walls, the pool and the appliances against the inventory. Your payment clears only as the lease transfers, and we take the keys on your behalf.

Where would yield numbers for this villa come from?

We keep them off the page. The rates we collect describe a different kind of property and don't fit a private three-bedroom house with a garden. On request, we'll run this plot through a model with a local nightly rate, a set of occupancy scenarios and 40% of revenue put aside for costs. You'll get an estimate, and no one can guarantee what it earns.

Why is such a large villa priced this low?

The lease term explains most of it. It runs 22 years with no extension on record, so if you sell in ten years, your buyer inherits just 12. Paperwork is the second reason: the listing carries no PBG, SLF or rental license. If you can secure an extension in writing, the price starts to look like a bargain.

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