ULUWATU · ID RR-4175

Four-bedroom villa with an ocean view in Nunggalan: 295 m², handover December 2027

A four-bedroom villa is going up two minutes from the Nunggalan Beach trail, with handover set for December 2027. On a tight 163 m² plot it stacks 295 m² (≈ 3,175 sq ft) of living space, six bathrooms, a pool and an ocean view. The owner holds the land freehold and is asking Rp 21.14 bn.

  • Freehold
  • Under construction
  • Ocean view
  • 4bedrooms
  • 6bathrooms
  • 295 m²house
  • 163 m²plot
  • Freeholdheld by the owner
  • Under constructionhandover December 2027

Property

What you get

Nunggalan is a beach under the cliffs in the far south of Uluwatu, between Nyang Nyang and Uluwatu Temple. From this plot you reach the path down to the sand in two minutes by scooter. The land is tight at 163 m² (≈ 1,755 sq ft), so the house gains its 295 m² (≈ 3,175 sq ft) by going up in levels.

The renders put a pool terrace and a lounge on the top floor, facing the ocean. Each of the four bedrooms gets its own bathroom, and two more serve guests, six in all. Kitchen, dining and living rooms close off for air conditioning. The owner sells it fully furnished with parking. Everything you see in the pictures is a render: work continues toward a December 2027 handover.

Our database marks the zone yellow, which means residential. The owner holds freehold (Hak Milik). As a foreign buyer you'd set up a PT PMA and convert the land to a right to build (HGB) or take a long leasehold from the owner, and we settle that route before any deposit. At Rp 21.14 bn the house works out near Rp 71.7 million per square meter.

Ownership

Ownership & what you actually get

The owner has freehold, and a foreigner can't take that in a personal name. You choose one of two routes before the deposit: a company (PT PMA) whose land right becomes HGB for 30 + 20 + 30 years, or a long lease from the owner. The seller hasn't handed us the PBG yet, while the SLF and a rental license come only after the builders finish.

Ownership and permits: Four-bedroom ocean-view villa, Nunggalan
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 ownerYour own term depends on the route: HGB through a PT PMA, or a lease with fixed years. The contract states it before you pay a deposit.
ZoningYellow zone (residential), per our databaseWe confirm it against an RDTR Badung extract ahead of the deposit.
Building approval (PBG)We're confirming itWe ask the owner for the permit number and extract first. A house with no PBG has no legal standing.
SellerOwner, house under constructionNo developer appears on this listing because a private owner sells it. We trace the seller's right and every earlier contract.
Certificate of occupancy (SLF)We're confirming itThe SLF is a precondition for any rental license, so we request its status from the owner.
Short-term rental license (NIB)We're confirming itAirbnb, 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.
EscrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverFully furnishedFurniture and appliances come with the house. An itemized list goes into 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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Four-bedroom ocean-view villa, Nunggalan?

Leave your WhatsApp and I'll send them today.

Terms

Four-bedroom ocean-view villa, Nunggalan payment schedule

  1. ReservationA deposit locks the price and takes the villa off the market.
  2. Construction stagesEach payment follows a finished stage, and the contract carries the deadline and a late penalty.
  3. HandoverYou pay the balance once the house passes inspection against the list and the notary registers your right.

The listing has no published payment plan. We draw one up in the PPJB once the checks clear.

Location

Location: Uluwatu · Nunggalan

Nunggalan sits below the southern cliffs, surrounded by private villas rather than tourist strips. It's quiet here, and every cafe run means a scooter ride.

Four-bedroom villa in Nunggalan: pool and lounge facing the ocean (render)
Badung · Uluwatu
  • Nunggalan Beach2 min
  • Uluwatu Temple11 min
  • Suluban Beach16 min
  • Balangan Beach23 min
  • Ngurah Rai Airport≈ 40 min

The top-floor ocean view carries most of the price, so we'd benchmark rent against other villas with a view rather than the Uluwatu average.

Uluwatu · Nunggalan · Google map

Area guide and all properties

Straight answers

Questions about Four-bedroom ocean-view villa, Nunggalan

What does Rise Real Bali charge when I buy this Nunggalan villa?

Nothing. Our commission is the seller's cost, baked into the asking figure. Ahead of your deposit, and on our budget, we look at the owner's freehold, which purchase route suits you, the RDTR zone, the building approval and the status of the SLF. You get a written report listing every open point, so a mismatch surfaces before money moves.

Can I buy a villa under construction in Uluwatu without flying in?

Yes. We walk the site with you on Zoom, and your signature reaches the notary through a power of attorney. Payments track the build stages. At handover our team inspects the house and records any defects in a signed act, and settlement goes against the transfer of the right. We film progress on site and send it, so you skip the trips.

Where would yield numbers for this house come from?

We don't publish a yield model on this page. Our nightly-rate sample describes smaller rentals and tells you little about a four-bedroom house on the Nunggalan cliff. Ask, and we'll price this plot with an area rate, low, base and strong occupancy, and a 40% cost share of revenue. Take the figure as our estimate, never as promised income.

How can a foreigner own a freehold villa in Bali?

Not in a personal name, since Hak Milik is for Indonesian citizens. You have two workable options. A PT PMA can buy the plot and convert it to HGB for 30 years, then extend by 20 and renew for 30 more. Or the owner grants you a long lease. We compare both against your plans, taxes and yearly company costs before you commit to a deposit.

Properties

Similar properties

See all properties →