ULUWATU · ID RR-4875

Three-level villa in Uluwatu: four bedrooms, 421 m², ocean views, ready to move in

All three levels of this Uluwatu villa look at the ocean, because the 500 m² plot steps down the hillside. The house has 421 m² (≈ 4,530 sq ft), four bedrooms, a 22 m² pool and a roof terrace, finished in September 2024 and furnished. It costs Rp 15.08 bn on a 23 + 25-year leasehold, with PBG and SLF in hand.

  • Leasehold 23 + 25 years
  • Ready to move in
  • Ocean view
  • 4bedrooms
  • 4bathrooms
  • 421 m²house
  • 500 m²plot
  • Leasehold23 + 25 years
  • Readycompleted in 2024

Property

What you get

The house stands on a slope near the southern tip of the peninsula, a few minutes from Uluwatu Temple. Suluban and Padang Padang beaches are seven or eight minutes away by scooter. Because the 500 m² plot falls away in terraces, the ocean stays in view on every level.

The 421 m² (≈ 4,530 sq ft) inside holds an enclosed kitchen, a semi-open living and dining room that leads to the pool, and four bedrooms with their own bathrooms. The 22 m² pool sits on the lower terrace. Up top there's an open lounge terrace with umbrellas. Air conditioning is in place, and the price covers furniture and appliances.

The owner completed the house in September 2024 and holds both the PBG and the certificate of occupancy (SLF). Our listing records show a green zone, and that's the main question we settle with an RDTR extract before the deposit. The lease runs 23 years with a stated 25-year extension, 48 in total.

Ownership

Ownership & what you actually get

Your purchase covers 23 years of leasehold, plus a 25-year extension the owner has declared, 48 years in all. The notarial contract has to fix the extension's terms and price. The PBG and SLF already exist. After the transfer, you as the new owner request the rental license (NIB), which is the normal order of things.

Ownership and permits: Four-bedroom ocean-view villa, Uluwatu
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 term23 + 25 yearsA 23-year base term and a stated 25-year extension give 48 years. We put the extension right and its price in the contract before the deposit.
ZoningGreen, per our listing dataThe RDTR Badung extract decides it ahead of the deposit.
Building approval (PBG)IssuedWe collect the number and extract from the owner and match them to the registry before you pay.
SellerOwner, completed homeThis listing names no developer, only the owner as seller. We verify the owner's right and trace the earlier agreements.
Certificate of occupancy (SLF)IssuedThe SLF exists, and at acceptance we compare it with the PBG and the house as it stands.
Short-term rental license (NIB)New owner appliesThe regency issues the rental license (NIB) to the owner of record, so it follows the sale by design. Airbnb, Booking.com and other platforms remove villas without a valid license, and we file right after the transfer.
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 completeSettlement runs through the notary against re-registration of the right.
Furniture and handoverFully furnishedThe villa sells with its furniture and appliances. We add the inventory to the contract as 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 ocean-view villa, Uluwatu payment schedule

  1. ReservationA deposit in an amount you set with the owner reserves the house.
  2. ChecksWe confirm the zone, the permits and the extension clause before the main payment.
  3. CompletionThe notary oversees signing and payment as the lease moves to your name.

Our database lists no installment plan for this villa. We'll negotiate one with the owner after the checks and write it into the contract.

Location

Location: Uluwatu

Near Uluwatu Temple the peninsula ends in cliffs, surf breaks and villas with views. Land here sells on the view, so we check zoning and permits harder than usual.

Pool terrace with an ocean view on an Uluwatu hillside
Badung · Uluwatu
  • Uluwatu Temple5 min
  • Suluban Beach7 min
  • Padang Padang Beach8 min
  • Bingin Beach12 min
  • Ngurah Rai Airport≈ 40 min

The ocean from every level is what buyers pay for here. The slope has a cost too: the access road, drainage and retaining walls need regular care.

Uluwatu · Google map

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Straight answers

Questions about Four-bedroom ocean-view villa, Uluwatu

How much does Rise Real Bali charge on this Uluwatu villa?

You pay us nothing. The Rp 15.08 bn already carries our commission, which the seller pays. We cover the checks before the deposit: the owner's right, the 23-year lease with its 25-year extension terms, the green-zone reading from an RDTR extract, and whether the PBG and SLF match the house. A written report of open points comes next.

Can I buy this Uluwatu house without coming to Bali?

Yes. You see all three levels on Zoom while a notary signs the papers for you by proxy. On site, our team walks the house with the inventory in hand and records the condition of the structure, the pool, the slope walls and the appliances. The notary moves your money only once the lease changes hands.

Where would yield figures for this villa come from?

We don't publish any for this house. The rates we've gathered apply to another segment and would distort the picture for a private four-bedroom villa. If you ask, we'll model it with the nightly rate for the area, a spread of occupancy cases and costs set at 40% of revenue. Expect an estimate from that model. Nobody can promise the income.

What does a green zone mean, and can I still buy the house?

Green RDTR zoning limits homes and tourist buildings. This house, though, holds a PBG and an SLF, which means the authorities approved the building. We order an RDTR extract before the deposit and compare it with the permits. If the zone rules out legal rentals, we model long-term letting only or walk away from the deal.

What's included in the price of this villa?

The 421 m² house with its furniture and appliances, the 22 m² pool, the roof terrace, the garden and parking. You also get 23 years of leasehold with a stated 25-year extension. The price leaves out notary fees and the transfer tax. We work both out for you before the deposit. The seller pays our commission.

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