ULUWATU · ID RR-4231

Ocean-view villa near Nyang Nyang: three bedrooms, 259.5 m², ready to move in

Ocean views from the upper floors are the draw of this finished three-bedroom house near Nyang Nyang, listed at Rp 9.56 bn. That's about Rp 36.8 million per square meter of its 259.5 m² (≈ 2,795 sq ft) on a 272 m² plot. There's a 25 m² pool and a garden. The owner holds freehold, and the house sells furnished.

  • Freehold
  • Ready to move in
  • Pool 25 m²
  • 3bedrooms
  • 3bathrooms
  • 259.5 m²house
  • 272 m²plot
  • Freeholdheld by the owner
  • Readycompleted in 2025

Property

What you get

The villa is two minutes from the path down to Nyang Nyang Beach and five from Uluwatu Temple. At 259.5 m² (≈ 2,795 sq ft), the house fills almost all of its 272 m² plot. It gains space by going up. From the upper floors you look straight out to the ocean.

Glass doors open the ground-floor living room onto the 25 m² pool and the garden. Next to it sit a dining area and a kitchen with a bar counter. Stairs lead to the bedrooms. All three have their own bathrooms, and the main one adds a balcony. Every room has air conditioning, and the furniture and appliances stay.

Our database shows an orange zone, and an RDTR extract will tell us what the plot allows. The listing doesn't mention a PBG or an SLF. We'll ask the owner for both. A foreign buyer comes in through a PT PMA holding HGB, or signs a long lease with the owner and registers it with a notary. At Rp 9.56 bn you pay about Rp 36.8 million per square meter of house.

Ownership

Ownership & what you actually get

Freehold here stays with the owner, so you'll pick a structure before paying anything: a PT PMA with an HGB (right to build) over the land, or a long lease signed at a notary. The listing says nothing yet about the building approval (PBG) or the SLF. Both documents need to surface before a rental license becomes possible.

Ownership and permits: Three-bedroom ocean-view villa, Nyang Nyang
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 termNo end date for the ownerFor you, the structure sets the term: HGB inside a PT PMA, or the years written into a lease. We agree it and put it in the contract ahead of the deposit.
ZoningConfirming via RDTROrange per our database. The regency extract settles it.
Building approval (PBG)Asking the ownerThe listing gives no permit number. We need it, with an extract, before you pay a deposit.
SellerOwner, completed homeThere's no developer in this deal. We verify the owner's certificate and every contract that came before.
Certificate of occupancy (SLF)Asking the ownerThe rental license depends on this certificate, so it sits first on our list.
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 house is finishedMoney moves at the notary on the day the right transfers.
Furniture and handoverFully furnishedFurniture and appliances go with the house. 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 ocean-view villa, Nyang Nyang payment schedule

  1. ReservationA deposit you agree with the owner takes the house off the market.
  2. ChecksThe owner's certificate, the zoning extract and both building permits must check out first.
  3. CompletionSigning and payment take place together in the notary's office.

The owner hasn't set a payment plan in our listing data. We agree one with them after due diligence and write it into the contract.

Location

Location: Uluwatu · Nyang Nyang

This is the southern edge of Uluwatu, between the temple and Nunggalan. Guests come here for the view and the quiet, not the bars of Padang Padang.

Three-bedroom villa in Nyang Nyang: pool and sun loungers
Badung · Uluwatu
  • Suluban Beach11 min
  • Uluwatu Temple5 min
  • Nunggalan Beach7 min
  • Balangan Beach24 min
  • Ngurah Rai Airport≈ 40 min

People pay here for the view. Shops and cafes line the main Uluwatu road, so you'll need a scooter for every errand.

Uluwatu · Nyang Nyang · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom ocean-view villa, Nyang Nyang

What does Rise Real Bali charge on the Nyang Nyang villa?

Nothing. Our commission comes from the seller's side and sits inside the Rp 9.56 bn. We fund the checks ahead of your deposit: the owner's freehold certificate and any encumbrances, the orange-zone reading, and the PBG and SLF the listing doesn't show. A written report follows, with the open points listed one by one.

How do I buy this ocean-view villa from abroad?

Start with a live Zoom tour of the house, climbing to the upper floors so you can judge the view yourself. Next, a notary signs for you, using the power of attorney you give. On site, our team checks the structure, the pool and every appliance against the inventory and writes it up in an acceptance act. The notary releases your payment only when the right transfers to you.

Is there a rental yield estimate for this house?

Not on this page. Our collected rates describe another kind of property, and they'd mislead you on a private villa with an ocean view. We can build a model for this house on request, built on the local nightly rate, different occupancy levels and a 40% cut of revenue for costs. Nobody can guarantee the income, so read it as an estimate.

Which documents should I check before buying this villa?

Three sets. First, the owner's land certificate, free of any charge or claim. Second, the house permits: the PBG and the SLF, which our database doesn't list. Third, zoning: orange in the database, until an RDTR extract says otherwise. We cover all three before the deposit and give you our findings in writing.

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