SEMINYAK · ID RR-4637

Four-bedroom villa in Seminyak's Oberoi quarter: 211 m², 40 m² pool, ready to move in

A short lease sets the price on this home. You'd get 13 years of leasehold on a four-bedroom house in the Oberoi quarter for Rp 6.11 bn, and no extension is on offer so far. The house covers 211 m² on a 410 m² plot, with a 40 m² garden pool. It dates from 2016 and comes furnished.

  • Leasehold 13 years
  • Ready to move in
  • Pool 40 m²
  • 4bedrooms
  • 4bathrooms
  • 211 m²house
  • 410 m²plot
  • Leasehold13 years
  • Readycompleted in 2016

Property

What you get

The house stands in the Oberoi quarter of Seminyak. From the gate Petitenget Beach is four minutes by scooter, and the restaurants of Jalan Kayu Aya are in the same few streets. At 410 m² (≈ 4,415 sq ft) the land nearly doubles the floor area, which left room for a real garden and the pool.

The layout follows the Balinese pattern. Living room and kitchen open to the garden, and the bedrooms stand as separate pavilions around the 40 m² pool. One of them is a timber house with a pitched roof. Each of the four bedrooms has its own bathroom. Furniture and appliances stay.

The number that matters is the term: 13 years, with no renewal from the owner. That explains Rp 6.11 bn for four bedrooms in Oberoi. Our database tags the zone as orange, and the RDTR extract will confirm it. The PBG number and the SLF are on our request list to the owner, and no deposit goes out until they arrive.

Ownership

Ownership & what you actually get

Only 13 years remain on this leasehold, and the owner hasn't put an extension on the table. You'd sign a lease transfer before a notary. Zoning, the PBG permit and the SLF certificate are all still being confirmed, so none of them counts as proven yet. The rental license question waits on the SLF.

Ownership and permits: Four-bedroom villa with a 40 m² pool, Seminyak
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 term13 yearsNo extension appears in the owner's materials. We recalculate the years left for the signing date and record renewal terms, if any, in the contract.
ZoningConfirmingAn RDTR Badung extract answers this ahead of the deposit.
Building approval (PBG)ConfirmingWe need the permit number and extract from the owner first. A house without a PBG has no legal standing.
SellerOwner, completed homeA private owner sells this villa, with no developer involved. We examine the owner's right and each earlier agreement in the chain.
Certificate of occupancy (SLF)ConfirmingWe've requested the SLF from the owner, since no rental license (NIB) can follow 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 villa stands completeMoney changes hands at the notary, at the moment the right passes to you.
Furniture and handoverFully furnishedEverything inside, from beds to kitchen appliances, stays. The contract gets an itemized 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 a 40 m² pool, Seminyak payment schedule

  1. ReservationPay a deposit and the owner stops showing the villa; the amount is negotiable.
  2. ChecksThe owner's right, zone, PBG and SLF get verified before the bulk of the money goes out.
  3. CompletionThe notary witnesses signing and payment as the lease changes hands.

With a 13-year term, how you pay matters less than what you pay. Installments get agreed with the owner once due diligence ends, then go into the contract.

Location

Location: Seminyak · Badung

Seminyak has restaurants, boutiques and beach clubs on every corner. Almost every lot here has long been built on, so larger plots rarely come up.

Four-bedroom villa in Seminyak: pool and a house under a Javanese roof
Seminyak · Badung · Kuta
  • Petitenget Beach4 min
  • Double Six Beach7 min
  • Pura Desa Adat Seminyak5 min
  • Ngurah Rai Airport≈ 30 min

From the Oberoi quarter Petitenget is about 1 km and Double Six 1.5 km. Lanes are narrow, and Jalan Kayu Aya gets heavy traffic at night.

Seminyak · Badung · Google map

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Straight answers

Questions about Four-bedroom villa with a 40 m² pool, Seminyak

How much does Rise Real Bali charge on this four-bedroom villa?

Zero. The seller's side funds our commission, and it's baked into the listed price. We pay for the pre-deposit review ourselves: the owner's right, the 13 years left and any extension, the zone under the RDTR extract, and whether the house has its building permits at all. You get it all as a written report with the gaps listed, well before any transfer.

Can I close on this villa while living overseas?

You can. A Zoom walk-through stands in for the flight, and the notary executes the deed with you represented by proxy. We check the furnished house against its inventory and write down how the pavilions, the pool and each appliance look, then both sides sign that record. You pay as the lease moves into your name. Keys and documents stay with us until you arrive.

Is there a rental model for this home?

Not here. The rates we've collected belong to a different segment and would mislead on a four-bedroom garden villa with a short lease. Ask, and we'll price this plot on an Oberoi nightly rate and a few occupancy levels, minus 40% for upkeep and management, all over the 13 years left. Treat it as an estimate with no income promise.

What happens when the 13-year lease runs out?

Unless the lease is renewed, the house and plot go back to the landowner. That's why we ask the owner for written extension terms, both length and price, before any deposit. With no extension available, we treat the villa as a 13-year rental business and compare total income with the price. We won't recommend the deal without that math.

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