ULUWATU · ID RR-4007

Boutique villa near Nyang Nyang: four bedroom pavilions, 193 m², ready to move in

This boutique villa near Nyang Nyang Beach is built as four bedroom pavilions, each with a bathroom, around a 46 m² pool. The furnished house has 193 m² (≈ 2,075 sq ft) on a 500 m² plot, ready since January 2026. It sells for Rp 9.35 bn on a 19-year lease, with a 15-year extension still unconfirmed.

Leasehold 19 + 15 years
Ready to move in
Pool 46 m²

4bedrooms
4bathrooms
193 m²house
500 m²plot
Leasehold19 + 15 years
Readycompleted in 2026

Property

What you get

Nyang Nyang Beach is four minutes away by scooter, Nunggalan five. The villa works like a small boutique hotel. Behind carved gates, pavilions under Balinese roofs stand across a 500 m² (≈ 5,380 sq ft) plot, with a 46 m² pool and a tropical garden between them.

Living space comes to 193 m² in total, split into four bedrooms with a bathroom each. The pavilions have high ceilings, canopy beds, kitchenettes and doors onto timber decks. A shared living and dining area stays open to the garden, while the main kitchen is enclosed. The price covers furniture and appliances.

Paperwork and term need the closest look. According to the listing record, the owner doesn't yet hold a PBG or an SLF, and there's no rental license. The lease runs 19 years, and a 15-year extension appears in the record without a formal offer. The database marks the zone orange. Asking price: Rp 9.35 bn.

Ownership

Ownership & what you actually get

Count on 19 years of leasehold. The record mentions a 15-year extension, but the landowner hasn't offered it in writing, so we value the house on 19 until a signed consent exists. The transfer happens at a notary. The PBG and SLF don't exist yet, and without them no rental license can follow.

Ownership and permits: Four-bedroom boutique villa, Nyang Nyang
Form of ownership	LeaseholdForeigners 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 term	19 + 15 yearsThe base term is 19 years. The record lists a 15-year extension that nobody has formally offered, so we work from 19 until the landowner agrees in writing.
Zoning	Confirming via RDTROrange in our database. We order the RDTR Badung extract before the deposit.
Building approval (PBG)	Not issued, per the listingWe request the number and extract from the owner before a deposit. A house without a PBG can't become legal.
Seller	Owner, completed homeNo developer sits behind this listing. The owner sells, and we check both the ownership right and the contract history.
Certificate of occupancy (SLF)	Not issued, per the listingNo rental license can follow until the owner obtains this certificate.
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 nominee	Not 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.
Escrow	Not needed, the villa stands completeThe notary handles settlement at the moment the lease transfers.
Furniture and handover	Fully furnishedEverything inside the pavilions stays. An inventory becomes part of 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 boutique villa, Nyang Nyang payment schedule

ReservationPay a deposit agreed with the owner and the villa comes off the market.
ChecksWritten extension consent, zoning, PBG and SLF have to clear before the main payment.
CompletionBoth sides sign at the notary, and payment goes through against the lease transfer.

There's no payment schedule in the listing data. We shape a schedule together with the owner once due diligence ends and set it in the contract.

Location

Location: Uluwatu · Nyang Nyang

Nyang Nyang is the quiet southwest of the peninsula, with an empty beach under the cliff. Boutique compounds of several pavilions turn up here more often than big single houses.

Boutique villa in Nyang Nyang: pool and pavilion — Badung · Uluwatu

Uluwatu Temple10 min
Nyang Nyang Beach4 min
Nunggalan Beach5 min
Padang Padang Beach12 min
Ngurah Rai Airport≈ 40 min

Separate pavilions let you rent the whole villa or room by room. Either option needs a license, and the license depends on the PBG and SLF.

Uluwatu · Nyang Nyang · Google map

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Straight answers

Questions about Four-bedroom boutique villa, Nyang Nyang

Do I pay Rise Real Bali anything for the Nyang Nyang boutique villa?

No. The seller covers our commission inside the asking price. Our own budget pays for every check ahead of a deposit: who holds the right, the 19-year lease and whether the 15-year extension exists on paper, the zone through an RDTR extract, and the missing PBG and SLF. You receive a written report of every open question before money changes hands.

Can I buy the pavilion villa remotely?

Yes. We tour all four pavilions with you on Zoom, and a notary with your power of attorney signs the deal. The villa is finished and furnished, so our team handles acceptance from an inventory, logging the condition of each pavilion, the 46 m² pool and the appliances in a signed act. You don't have to fly in for signing.

What would this villa earn as a rental?

We don't put a yield model on this page. The rates in our data come from a different segment and don't carry over to a private pavilion villa. On request we'll run numbers for this property: the area rate, several occupancy cases, and 40% of revenue booked as costs. It remains our estimate, not a guarantee.

Is a villa with a 19-year lease worth buying?

Only with a written extension. The record shows 19 years, and the 15-year extension appears there without confirmation. Ten years from now, the next buyer would get 9 years, and houses with a lease that short trade at a steep discount. We'd take this deal forward only with the landowner's signed consent to the extension, price included.

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