ULUWATU · ID RR-4189

Joglo-style villa in Padang Padang: three bedrooms, 228 m², ready to move in

Built in 2017 from carved Javanese joglo pavilions, this Padang Padang villa wraps around a 22.5 m² pool, a timber deck and a garden. Three bedrooms and four bathrooms share 228 m² (≈ 2,455 sq ft) of buildings on a 456 m² plot. The owner holds it freehold and asks Rp 7.01 bn, furniture included.

  • Freehold
  • Ready to move in
  • Plot 456 m²
  • 3bedrooms
  • 4bathrooms
  • 228 m²house
  • 456 m²plot
  • Freeholdheld by the owner
  • Readycompleted in 2017

Property

What you get

Padang Padang is the surf middle of Uluwatu. Suluban Beach is six minutes away by scooter, Uluwatu Temple eight. For this part of the peninsula the 456 m² (≈ 4,910 sq ft) plot runs large, and buildings cover only half of it. The rest goes to the pool, a timber deck and a garden.

The pavilions follow the Javanese joglo tradition: dark wood, hand carving and clay-tile roofs. You get three bedrooms, four bathrooms and one open-air bathroom. The kitchen stays open with a bar counter, the living room sits under a roof by the water, and a swing hangs from the terrace beams. All the furniture stays.

The house went up in 2017, so budget for timber and roof upkeep. Our database marks the zone green, and we're confirming that with an RDTR extract. The owner is still getting the certificate of occupancy (SLF). The owner's freehold can't pass to a foreigner personally, so there are two ways in: set up a PT PMA and hold the land under HGB, the right to build, or lease the house long-term from its owner. Asking price: Rp 7.01 bn.

Ownership

Ownership & what you actually get

The owner holds this land as freehold (Hak Milik), which a foreigner can't take in a personal name. So you pick a route before the deposit: a PT PMA that converts the right into HGB, or a long lease from the owner. Either way the deal closes at a notary. The SLF is still in progress, and the rental license can only come after it.

Ownership and permits: Three-bedroom joglo villa, Padang Padang
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 termOpen-ended for the ownerYour own term depends on the route. A PT PMA gets HGB for 30 + 20 + 30 years, while a lease lasts as long as its agreement says. We fix the choice in writing before the deposit.
ZoningConfirming via RDTROur listing database shows green. An RDTR Badung extract decides it before any deposit.
Building approval (PBG)Confirming with the ownerWe ask the owner for the permit number and extract ahead of the deposit. Without a PBG the house has no legal footing.
SellerOwner, completed homeNo developer appears on this listing because the owner sells directly. We trace the owner's right and the chain of earlier contracts.
Certificate of occupancy (SLF)In progressWe request the SLF from the owner. The regency won't issue a rental license without 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 home is completeYou pay at the notary's office as the right passes to you.
Furniture and handoverFully furnishedFurniture and appliances stay in the pavilions. We list them in an inventory 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 joglo villa, Padang Padang payment schedule

  1. ReservationYour deposit takes the villa off the market, in an amount you agree with the owner.
  2. ChecksWe clear the seller's right, the RDTR zone, the PBG and the SLF ahead of the main payment.
  3. CompletionYou sign and pay at the notary as the ownership route you chose takes effect.

No payment plan comes with this 2017 house. After our checks, the owner and we settle a schedule, and the contract records it.

Location

Location: Uluwatu · Padang Padang

Padang Padang sits midway along the Uluwatu surf coast, between Bingin and the temple. Cafes, surf shops and most of the peninsula's traffic gather here.

Joglo villa in Padang Padang: pool and carved pavilion
Badung · Uluwatu
  • Suluban Beach6 min
  • Uluwatu Temple8 min
  • Nunggalan Beach12 min
  • Balangan Beach18 min
  • Ngurah Rai Airport≈ 40 min

A garden plot this size is rare in Padang Padang. The central spot has one downside: evening jams on the main road.

Uluwatu · Padang Padang · Google map

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Straight answers

Questions about Three-bedroom joglo villa, Padang Padang

Does Rise Real Bali take a fee on the Padang Padang joglo villa?

No fee from you. The seller covers our commission from the Rp 7.01 bn asking price. Before a deposit, Rise Real Bali pays to verify the owner's freehold certificate, compares the green-zone marking with an RDTR extract and looks at the PBG and the SLF. Our written report lists every open question for this 2017 house, and you hear about problems before a single rupiah leaves your hands.

Can I buy this joglo villa while living overseas?

Yes. A broker walks you through the pavilions on a Zoom call, and the notary signs with your written power of attorney. Since the house is furnished and nine years old, our team inspects the timber, the roofs, the pool and the appliances on site and records their condition in a signed act. Payment goes through the notary against the transfer.

Why is there no rental yield on this page?

We don't publish one for this villa. The rate range we track covers a different segment, and it doesn't fit a private freehold house with a garden. Ask us and we'll model this exact property: an area nightly rate, a few occupancy scenarios, and 40% of revenue set aside for running costs. Treat the result as an estimate, never a promise of income.

What does a green zone mean for this villa?

In the RDTR plan, green land serves farming and open space, and it restricts homes and tourist buildings. For a finished house that raises two questions. Is the building legal, and can it ever get a rental license? We don't rely on the database color. An RDTR Badung extract comes first, and it decides whether the deal goes ahead.

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