ULUWATU · ID RR-4168

Mediterranean-style three-bedroom villa in Nyang Nyang: 140 m², ready to move in

Furnished and completed in July 2026, this three-bedroom villa in Nyang Nyang is turnkey and lists at Rp 4.13 bn. The house takes up 140 m² (≈ 1,505 sq ft) of its 150 m² plot, with a private pool, parking and a bathroom for every bedroom. Furniture and appliances stay. The lease runs 23 years, and the owner states a further 25.

  • Leasehold 23 + 25 years
  • Ready to move in
  • En-suite for each bedroom
  • 3bedrooms
  • 3bathrooms
  • 140 m²house
  • 150 m²plot
  • Leasehold23 + 25 years
  • Readycompleted in 2026

Property

What you get

Nyang Nyang Beach is two minutes away by scooter and Uluwatu Temple six. The villa stands among homes, and the house fills almost all of its 150 m² (≈ 1,615 sq ft) plot. What's left became a courtyard with the pool, loungers and a sofa niche cut into a white wall.

Kitchen, dining and living share one open room, and glass doors lead straight to the water. Each of the three bedrooms has an en-suite, so guests never queue for a shower. The courtyard adds a covered lounge under a woven ceiling, and there's parking. Everything in the photos stays with the house, from the sofas to the appliances.

Per our database, the land falls in the pink tourism zone. The lease runs 23 years, and the owner states an extension of 25 more, 48 in total. The asking price of Rp 4.13 bn comes to roughly Rp 29.6 million per square meter of house. The listing gives no PBG number or SLF, so we request both before the deposit.

Ownership

Ownership & what you actually get

Your right runs 23 years under the current land lease, and the owner states another 25 years as an extension, 48 in all. Without written terms and a price for that extension, we plan around 23 years. The lease transfers in front of a notary. PBG, SLF and a rental license don't appear in the listing yet, so we ask for them first.

Ownership and permits: Mediterranean-style three-bedroom villa, Nyang Nyang
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 term23 + 25 yearsThe base lease gives 23 years and the stated extension 25, so 48 together. We secure the extension right and price in the contract before you reserve.
ZoningPink zone (tourism), per our databaseBefore the deposit we check the entry against the plot's Badung RDTR extract.
Building approval (PBG)ConfirmingThe listing shows no PBG number, and we ask the owner for it and the extract. Without it, nobody can legalize the house.
SellerOwner, completed homeThe seller here is the owner, with no developer involved. We verify the owner's right and the contract history.
Certificate of occupancy (SLF)ConfirmingWe request the SLF from the owner, because the rental license rests on it.
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, the villa is finishedThe notary releases your payment to the seller against the lease transfer.
Furniture and handoverFully furnishedThe sale includes all furniture and appliances. An inventory signed by both sides goes into 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
On WhatsApp

Hi, I'm Gusti. Want the price, lease terms and documents for this home?

Leave your WhatsApp and I'll send them today.

Terms

Mediterranean-style three-bedroom villa, Nyang Nyang payment schedule

  1. ReservationThe owner stops showing the villa once your deposit lands, at a figure you both accept.
  2. ChecksSeller's right, RDTR zone, PBG and SLF come before any large payment.
  3. CompletionThe notary witnesses the signatures and handles payment against the lease.

No payment plan exists for this villa in our data. Once due diligence ends, the owner and we agree dates and amounts for the contract.

Location

Location: Uluwatu · Nyang Nyang

Nyang Nyang is the quietest corner of Uluwatu, six minutes from the temple. Houses stand far apart, and cafes and shops mean a ride to the main road.

Three-bedroom villa in Nyang Nyang: pool and white facade
Badung · Uluwatu
  • Suluban Beach12 min
  • Uluwatu Temple6 min
  • Nunggalan Beach6 min
  • Balangan Beach24 min
  • Ngurah Rai Airport≈ 40 min

You'll need a scooter or a driver here, since the nearest cafes are too far to walk. In return, nights are quiet and the beach below is almost empty.

Uluwatu · Nyang Nyang · Google map

Area guide and all properties

Straight answers

Questions about Mediterranean-style three-bedroom villa, Nyang Nyang

What will Rise Real Bali cost me on the Nyang Nyang villa?

Nothing at all. Our commission is part of the owner's Rp 4.13 bn asking price, so you don't pay it on top. Our pre-deposit checks are free for you as well: the owner's right, the 23-year lease plus the paperwork behind the 25-year extension, the zone checked against an RDTR extract, then PBG and SLF. Our findings go to you as a written report that flags what's unresolved, and we speak up before you send a single payment.

Do I need to be in Bali to buy the Nyang Nyang villa?

No. We run the viewing on Zoom, and a notary executes the purchase under your power of attorney. The house comes furnished, so our team walks through it with the inventory in hand and signs off each room, the pool and the appliances in an act. You pay as the lease passes into your name, and the keys stay with us until you land in Bali.

Why isn't there a yield model on this page?

Our rate data comes from a different segment, and it would overstate or understate a private villa like this. We skip the published model and build one when you ask: Nyang Nyang nightly rates, occupancy from cautious to strong, and 40% of revenue for costs. Whatever the number, it's an estimate, not a guaranteed return.

What does a 23 + 25 year lease mean?

The current land lease gives you 23 years. The owner states a further 25 as an extension, 48 years in all. That second part holds only when the documents spell out both the terms of the extension and what it will cost you. We ask the landowner for them before the deposit and add them to the contract. Otherwise we plan around 23 years.

Properties

Similar properties

See all properties →