ULUWATU · ID RR-4014

Hillside villa above Padang Padang: four bedrooms, 300 m², ocean panorama, ready to move in

On the hillside above Padang Padang, this furnished four-bedroom villa sells for Rp 15.07 bn, with a 36 m² terrace pool and a panoramic ocean view. The 2011 house has 300 m² (≈ 3,230 sq ft) on a 600 m² plot. Title is freehold in the owner's name, so you'd buy through a PT PMA or take a long lease.

  • Freehold
  • Ready to move in
  • Ocean panorama
  • 4bedrooms
  • 4bathrooms
  • 300 m²house
  • 600 m²plot
  • Freeholdheld by the owner
  • Readycompleted in 2011

Property

What you get

The house sits on a slope above Padang Padang, five minutes from the beach by scooter and twelve from Uluwatu Temple. It covers 300 m² (≈ 3,230 sq ft) of a 600 m² plot. Everything here serves the view: the living room has no walls, and a 36 m² pool runs along the terrace above the treetops.

Inside, the finish is plain. White walls, pale tiles, an open living room and a kitchen with a concrete island. All four bedrooms come with en-suite bathrooms. The furniture stays, and outside you get a terrace and parking.

The villa went up in March 2011, which makes it 15 years old. The owner holds the land freehold. Our listing data shows a green zone, with no PBG, no SLF and no rental license on record. We'll confirm each point before any deposit. The asking price is Rp 15.07 bn.

Ownership

Ownership & what you actually get

The owner has freehold (Hak Milik), and a foreigner can't take it personally. Before the deposit you choose between a PT PMA holding HGB and a long lease from the owner, then sign at a notary. The house has neither a PBG nor an SLF, so legalizing it comes before any talk of a rental license.

Ownership and permits: Four-bedroom villa with an ocean panorama, 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 termPerpetual for the ownerThe route you pick decides your own term: HGB through a PT PMA, or the length of a lease agreement. It goes into the contract before the deposit.
ZoningConfirming via RDTRGreen per our listing data. An RDTR Badung extract gives the final answer.
Building approval (PBG)Not issued, per the listingThe owner needs to supply a permit number and extract before a deposit. With no PBG, the house has no legal status.
SellerOwner, completed homeThe owner sells without a developer. We review the owner's certificate and each earlier contract.
Certificate of occupancy (SLF)Not issued, per the listingWe ask the owner for it, since a rental license requires one.
Short-term rental license (NIB)Not issuedAirbnb, 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 builtPayment and transfer of the right happen together at the notary.
Furniture and handoverFully furnishedFurniture and appliances remain in the villa, listed item by item 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
On WhatsApp

Hi, I'm Gusti. Want the price, lease terms and documents for this home?

Leave your WhatsApp and I'll send them today.

Terms

Four-bedroom villa with an ocean panorama, Padang Padang payment schedule

  1. ReservationYour deposit, sized with the owner, pulls the villa from sale.
  2. ChecksBefore the main payment we need answers on the zone, the PBG, the SLF and whether the house can be legalized.
  3. CompletionSignature and payment happen at the notary, against transfer of the chosen right.

The listing holds no payment plan for this villa. After the checks we set one with the owner inside the contract.

Location

Location: Uluwatu · Padang Padang

On the slope above Padang Padang, the view does the selling. The beach is five minutes down by scooter, and Uluwatu Temple twelve.

Four-bedroom villa in Padang Padang: terrace pool with an ocean view
Badung · Uluwatu
  • Uluwatu Temple12 min
  • Nyang Nyang Beach11 min
  • Nunggalan Beach11 min
  • Padang Padang Beach5 min
  • Ngurah Rai Airport≈ 40 min

The view is real. Zoning, permits and the age of the house all need checking before you pay for it.

Uluwatu · Padang Padang · Google map

Area guide and all properties

Straight answers

Questions about Four-bedroom villa with an ocean panorama, Padang Padang

What does Rise Real Bali charge on the Padang Padang hillside villa?

Zero. The seller's side pays our commission, already inside the Rp 15.07 bn. Checks come first, and we pay for them: the owner's freehold certificate, whether an RDTR extract confirms the green zone, and what it would take to get a PBG and SLF for a 2011 house. You receive a written report that lists every open question.

Is it possible to buy this Padang Padang villa from overseas?

It is. We show you the house and the view over Zoom, and a notary signs in your place by proxy. Acceptance runs off an inventory: our people note the condition of the building, the 36 m² pool and every appliance in a written act. We pick up keys and documents on site, so the trip is optional.

Why don't you show a rental yield here?

Our rate data belongs to another segment and doesn't transfer to a private freehold villa like this one. Rather than print a misleading number, we build a model on request: the nightly rate we see in the area, a few occupancy levels and costs pegged at 40% of revenue. You get an estimate for this house, with no guarantee attached.

Can I rent this villa out by the night?

Not today. A rental license needs the SLF, the house has neither a PBG nor an SLF, and the record shows a green zone. We start with an RDTR extract to see whether the house can become legal at all. If it can, we cost the time and fees and reflect them in the price. If not, it works only as a home.

Properties

Similar properties

See all properties →