BINGIN · ID RR-1420

Four-bedroom villa by the Bingin Beach steps: 347.5 m², ready to move in

This completed four-bedroom villa by the Bingin Beach steps gives you 347.5 m² on a 400 m² plot, on a 25-year leasehold for Rp 22.95 bn. It's the largest finished home in our Bingin selection. You get six bathrooms, a 45 m² pool, a terrace jacuzzi and an ocean view, and the owner finished it in October 2025.

  • Leasehold 25 years
  • Ready to move in
  • Pool 45 m²
  • 4bedrooms
  • 6bathrooms
  • 347.5 m²house
  • 400 m²plot
  • Leasehold25 years
  • Readycompleted in 2025

Property

What you get

Two minutes on foot gets you from the gate to the path down to Bingin Beach, and the warungs are just as close. This is a standalone house, not a unit in a complex: 347.5 m² (≈ 3,740 sq ft) of rooms on a 400 m² plot. By size and by price, it sits at the top of the market for completed homes in the area.

Each of the four bedrooms has its own bathroom, and there are six bathrooms in all. The kitchen is open and the living room half-open. The dining room is closed in with floor-to-ceiling glass that faces the greenery. Outside there's a 45 m² pool and a jacuzzi on the terrace, plus an open gallery along a glass-block wall, a garden and parking. The furniture and appliances stay with the house.

Our listing database codes the land pink, for tourism use. A 25-year lease is short for Rp 22.95 bn, and the owner hasn't stated any extension. Before a deposit, we need to see the owner's PBG and SLF, plus the status of the rental license (NIB).

Ownership

Ownership & what you actually get

Ownership is a 25-year leasehold with no stated extension, and at this price that clock matters. On payment day, the notary moves the lease into your name. We still need the owner's building approval (PBG), certificate of occupancy (SLF) and rental license (NIB) status, and we collect all of it before any deposit on this four-bedroom house.

Ownership and permits: Four-bedroom villa, 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 term25 yearsThe owner's materials offer no extension. We count the years left on signing day and put any renewal terms in the contract.
ZoningPink tourism zone, per our databaseThe RDTR Badung extract we pull before the deposit settles it.
Building approval (PBG)Confirming with the ownerWe need the permit number and a copy from the owner before any money moves. The house's legal footing rests on it.
SellerOwner, completed homeAn owner sells this villa directly, and no developer appears. We verify the owner's right and trace each previous contract.
Certificate of occupancy (SLF)Confirming with the ownerThe rental license needs the SLF first, and we're asking the owner for it.
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 villa is finishedThe notary handles payment, releasing it as the lease changes hands.
Furniture and handoverFully furnishedThe villa comes furnished and equipped. We write the inventory into an 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, Bingin payment schedule

  1. ReservationThe villa leaves the market once your deposit arrives, at an amount agreed with the owner.
  2. ChecksThe owner's right, zoning, PBG and SLF clear ahead of the main transfer.
  3. CompletionContract signing and payment take place at the notary as the lease passes to you.

For this villa the database holds no installment plan. We shape the schedule with the owner after the checks, then the contract records it.

Location

Location: Bingin · Uluwatu

Occupancy in Bingin runs among the highest on the island, thanks to the surf. Land by the beach steps costs the most, because nothing more can go up and the shoreline is protected.

Four-bedroom villa in Bingin: living room with a staircase and pool access
Uluwatu · Badung · Bingin
  • Bingin Beach2 min
  • Padang Padang5 min
  • Bingin cafés and warungs2 min
  • Balangan Beach9 min
  • Ngurah Rai Airport≈ 40 min

A two-minute walk to the water is what guests pay for, and the next buyer too. The downside: foot traffic and noise around the steps in high season.

Bingin · Uluwatu · Google map

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Straight answers

Questions about Four-bedroom villa, Bingin

What will Rise Real Bali charge me on a Rp 22.95 bn purchase?

Nothing. The seller's commission to us sits inside that figure. Ahead of any deposit, on our own dime, we check who holds the right to sell, the 25-year lease and any renewal option, zoning per the RDTR, plus both permits. With a deal this size we also map your exit before signing. It all lands in a written report.

Can I close on this villa without coming to Bali?

Yes. We give you a live Zoom walk-through of all four bedrooms, the pool and the terrace, and the notary signs on your power of attorney. On site we accept the furnished house for you, testing the jacuzzi, the 45 m² pool and every appliance against the inventory. Payment follows the lease transfer, and the keys wait with us.

Do you publish a rental forecast for this villa?

No. The rates we track fit a different segment, and they'd misstate what a four-bedroom house at the beach steps could earn. On request we'll build a model for it: a nightly rate for the area, occupancy from cautious to strong, and costs at 40% of revenue. That's an estimate from us, and nobody can guarantee rental income.

How easy is it to sell a villa at this price later?

The top bracket in Bingin is narrow: buyers are few, and a sale takes longer than for mid-priced homes. The 25-year lease also shortens every year. We factor both into an exit plan before the deal and estimate the selling period from real market time, not from how long listings stay online.

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