ULUWATU · ID RR-4882

Four-bedroom villa with a study in Uluwatu: 300 m², ready to move in

Between Padang Padang and Suluban, this modern four-bedroom villa with a study is finished, furnished and priced at Rp 11.38 bn. The house has 300 m² (≈ 3,230 sq ft) of floor space on a 360 m² plot, with a 33 m² pool and a lawn. The owner took handover in January 2026, and the sale comes with a 31-year leasehold.

  • Leasehold 31 years
  • Ready to move in
  • Pool 33 m²
  • 4bedrooms
  • 5bathrooms
  • 300 m²house
  • 360 m²plot
  • Leasehold31 years
  • Readycompleted in 2026

Property

What you get

The house stands in west Uluwatu, between Padang Padang and Suluban. Both beaches are six minutes away by scooter, and Uluwatu Temple is eight. The 360 m² (≈ 3,875 sq ft) plot is flat, with the building set at the back so the lawn and the 33 m² pool take the front.

Two floors add up to 300 m² (≈ 3,230 sq ft). Downstairs you have an open kitchen with a marble island and a semi-open living and dining area. All four bedrooms carry their own bathrooms, a fifth serves guests, and there's a separate study for anyone working remotely. Glass runs across both floors, while perforated blocks on the facade cut the afternoon sun. The furniture stays with the house.

The owner took handover in January 2026 and holds the building approval (PBG). The SLF application is in progress, and the new owner files for the rental license. Our database lists an orange tourism zone. Nobody has offered an extension on the 31-year lease, so we raise it with the owner ahead of a deposit. The owner is asking Rp 11.38 bn.

Ownership

Ownership & what you actually get

You'd hold a 31-year leasehold, signed and registered at a notary on completion day. The building approval (PBG) already exists, and the owner has the SLF application underway. The rental license goes in your name after the purchase and needs that SLF, so we tie part of the payment to its arrival.

Ownership and permits: Four-bedroom villa with a study, 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 term31 yearsThe materials mention no renewal. We count the years left from the signing date and write any extension terms into the contract.
ZoningOrange zone (tourism), per our databaseAn RDTR Badung extract confirms the zone before you pay anything.
Building approval (PBG)IssuedThe owner gives us the number and extract, and we match them to the registry ahead of the deposit.
SellerOwner, completed homeA private owner sells this villa, so there's no developer on the listing. We verify the owner's right and the chain of earlier contracts.
Certificate of occupancy (SLF)Application in progressWe ask the owner for proof of filing, because the rental license can't follow without the SLF.
Short-term rental license (NIB)The new owner appliesAirbnb, 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 finishedMoney changes hands at the notary in exchange for the transfer of the lease.
Furniture and handoverFully furnishedThe owner leaves furniture and appliances. We list every item in an appendix to the contract.
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 study, Uluwatu payment schedule

  1. ReservationYour deposit pulls the villa from sale, and you agree its amount with the owner.
  2. ChecksThe seller's right, the RDTR zone, the PBG and the SLF filing must clear first.
  3. CompletionYou sign and pay before the notary as the lease passes to you.

No payment plan sits in our database for this house. Once our checks clear, you and the owner fix a schedule, and it goes into the contract.

Location

Location: Uluwatu · Padang Padang

West Uluwatu between Padang Padang and Suluban packs surf breaks, cafes and rental villas into a few streets. Demand holds all year. Surfers fill the dry season, and people after quiet come in the wet months.

Villa near Padang Padang: pool terrace with a view
Badung · Uluwatu
  • Padang Padang Beach6 min
  • Suluban Beach6 min
  • Uluwatu Temple8 min
  • Bingin Beach9 min
  • Ngurah Rai Airport≈ 40 min

Four bedrooms and a study suit a family or a group staying a month rather than a weekend. Those guests are fewer, so we keep occupancy assumptions cautious.

Uluwatu · Padang Padang · Google map

Area guide and all properties

Straight answers

Questions about Four-bedroom villa with a study, Uluwatu

Is there a buyer's fee from Rise Real Bali on this Uluwatu villa?

No fee on your side. The owner pays us, out of a price that already allows for it. We also pay for the pre-deposit review, which looks at the owner's right, the 31 years left on the lease and any renewal, the zone on the RDTR map, the PBG and where the SLF application stands. A written report lists anything unresolved, and you see it before paying.

Can I purchase this villa while living overseas?

You can. We show you the house over Zoom, and the notary signs using your power of attorney. Since the villa is already built and fitted out, our team checks the building, pool and appliances against the inventory and records it in an act. Payment clears as the lease moves into your name, and we collect the keys and originals for you.

Why is there no yield estimate on this page?

We only post models where our rate data fits the property. The rates we've gathered describe a different segment and don't transfer to a private four-bedroom home. Ask us and we'll model this villa: a nightly rate for west Uluwatu, occupancy at a few levels and costs at 40% of revenue. It's an estimate, and nobody can guarantee rental income.

Should I buy before the SLF comes through?

You can, provided part of the payment waits for it. The PBG shows the regency approved the design before a single wall went up. The SLF confirms the house matches that approval, and the rental license needs it. We get proof of filing and an expected date from the owner, put both in the contract and hold back a portion of the price against them.

What happens when the 31-year lease runs out?

Without a signed extension, the lease ends and the house goes back to the landowner. The materials don't offer a renewal, so we open that talk with the owner before the deposit: whether it's possible, for how long and at what cost. Anything agreed goes in the contract. Without a deal, you should price the villa as a 31-year holding.

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