BINGIN · ID RR-1080

Four-bedroom ocean-view villa in north Bingin: 319 m², ready to move in

This completed four-bedroom villa in north Bingin gives you 319 m² on a 331 m² plot and an ocean view from the dining table and the pool, on a 28-year leasehold for Rp 18.33 bn. All four bedrooms are en-suite. The owner finished the house in January 2025, and the furniture stays.

  • Leasehold 28 years
  • Ready to move in
  • Balangan 7 min away
  • 4bedrooms
  • 5bathrooms
  • 319 m²house
  • 331 m²plot
  • Leasehold28 years
  • Readycompleted in 2025

Property

What you get

Balangan Beach is seven minutes away by scooter, and the Bingin steps are four. The house stands at the north end of Bingin, toward the Balangan road, and you see the ocean from the dining room and the pool. It covers 319 m² (≈ 3,435 sq ft) on a 331 m² plot, finished in a Mediterranean style.

All four bedrooms are en-suite, with five bathrooms in total. Cooking, living and dining all happen indoors. The main bathroom has a freestanding tub. The others have showers and backlit mirrors. A terrace and a small 8 m² pool face the view, and the furniture and appliances come with the sale.

The zoning in our listing database is pink, meaning tourism use. The lease runs 28 years, the owner hasn't stated an extension, and the asking price is Rp 18.33 bn. None of the three permits shows in our records yet: the PBG, the SLF or a rental license (NIB). We'll request them from the owner before a deposit.

Ownership

Ownership & what you actually get

You'd hold 28 years of leasehold, and the owner offers no extension. On the day you pay, a notary registers the lease to you. Our file on this north Bingin house still lacks all three permits, so we get them from the owner before you commit.

Ownership and permits: Four-bedroom villa with an ocean view, Bingin
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 term28 yearsNo extension in the owner's materials. We work from the years remaining on signing and fix any renewal terms in writing.
ZoningPink tourism zone, per our databaseBefore the deposit we check it against an RDTR Badung extract.
Building approval (PBG)Confirming with the ownerThe owner needs to show the permit number and extract before the deposit. Without a PBG the house has no legal basis.
SellerOwner, completed homeIt's the owner selling, so there's no developer on the listing. We check the right to sell and prior contracts.
Certificate of occupancy (SLF)Confirming with the ownerWe're requesting it from the owner. The rental license (NIB) needs it first.
Short-term rental license (NIB)Confirming with the ownerAirbnb, 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 finishedSettlement happens with the notary as the lease moves to your name.
Furniture and handoverFully furnishedFurniture and appliances are part of the sale, listed in a contract appendix.
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

Four-bedroom villa with an ocean view, Bingin payment schedule

  1. ReservationA deposit, sized together with the owner, reserves the ocean-view villa.
  2. ChecksWe check the owner's right, zoning and both permits before the main payment.
  3. CompletionThe notary oversees the signing while your payment and the lease change hands.

Our database shows no payment plan for the north Bingin house. Once the checks close, we'll settle dates and amounts with the owner and write them in.

Location

Location: Bingin · Uluwatu

Bingin is a small surf village squeezed between the cliff and the protected shoreline. Its northern end sits nearer Balangan, with a quicker way out and quieter evenings.

Four-bedroom ocean-view villa in Bingin: dining room facing the ocean
Uluwatu · Badung · Bingin
  • Bingin Beach4 min
  • Padang Padang9 min
  • Bingin cafés and warungs3 min
  • Balangan Beach7 min
  • Ngurah Rai Airport≈ 40 min

Two beaches within seven minutes is a rare setup down south, and it keeps bookings up in the low season. The trade-off: from here the walk to Bingin Beach is no longer practical.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Four-bedroom villa with an ocean view, Bingin

Do I owe Rise Real Bali a fee on this four-bedroom villa?

You don't. Our commission sits inside Rp 18.33 bn at the seller's expense. We also absorb the cost of pre-deposit checks: who holds the right, 28 lease years and any renewal, RDTR zoning, PBG, SLF. You get a written report with each open question listed before money changes hands on the ocean-view house.

How can I buy this house from another country?

Through a Zoom viewing and a notary who signs with your power of attorney. We carry out the handover of the furnished villa for you, checking the building, the 8 m² pool and the appliances against the inventory and noting their condition in a signed act. Your payment clears with the lease transfer, and the keys come to our Bingin team.

Why no yield estimate on this listing?

The rates in our files come from a different segment and wouldn't give an honest figure for a private four-bedroom house. On request we'll work one up for this villa: the local nightly rate, occupancy from a soft to a full year, and running costs at 40% of revenue. It remains an estimate, because rental income comes without guarantees.

Why does the gallery skip the facade and living room?

The owner sent eight shots: the dining room, the way out to the pool, three bedrooms and three bathrooms. Nobody photographed the facade, living room or kitchen. We won't substitute another home's interiors, so we'll shoot the missing rooms at the viewing and send them with a video walk-through of the whole house.

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