UNGASAN · ID RR-4385

Four-bedroom ocean-view villa in Ungasan: 716 m², ready to move in

Terraced down the northern slope of Ungasan, this villa packs 716 m² (≈ 7,705 sq ft) onto a 570 m² plot: four bedrooms, five bathrooms, a pool and a listed ocean view. Construction wrapped up in October 2025, and the furniture stays. The owner holds freehold and asks Rp 16.47 bn.

Freehold
Ready to move in
Ocean view

4bedrooms
5bathrooms
716 m²house
570 m²plot
Freeholdheld by the owner
Readycompleted in 2025

Property

What you get

Perched on a slope near the northern border of Ungasan, the villa is seven minutes by scooter from GWK Cultural Park. Its floors cascade downhill, which is how 716 m² of house fits on 570 m² (≈ 6,135 sq ft) of land. From the upper terraces, per the listing, you look out to the ocean.

Four bedrooms come with five bathrooms. An eight-seat dining table stands under a wooden pergola, and the kitchen island faces straight into the living room. The bedrooms get panoramic windows, and one steps out into a garden of its own. Marble lines the bathrooms. At street level there's a garage with its own entrance. Furniture and appliances are part of the price.

The owner holds freehold (Hak Milik). A foreign buyer steps in via a PT PMA that owns the land under HGB, or via a lengthy lease. The zone is yellow in our database. Permit data is missing from the listing. We've asked the owner for the PBG and SLF, plus any short-term rental license (NIB) on the house. The price stands at Rp 16.47 bn.

Ownership

Ownership & what you actually get

The land and house sit under the owner's Hak Milik, closed to foreign individuals. Your way in is a PT PMA converting the right to HGB, or a multi-decade lease from the owner, and the choice comes before the deposit. On a stepped 716 m² house, the PBG matters most. We're confirming it, along with the SLF and any short-term rental license.

Ownership and permits: Four-bedroom ocean-view villa, Ungasan
Form of ownership	FreeholdForeigners 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). For the hillside villa, that's either HGB in a PT PMA (30 + 20 + 30 years) or a long lease signed by the owner.
Lease term	Open-ended for the ownerNo end date applies to the owner. Your term follows the structure you pick, and we write it into the contract before a deposit.
Zoning	Yellow zone (residential), per our databaseOur database says yellow. The official Badung RDTR extract gets the final word before you reserve.
Building approval (PBG)	ConfirmingWe need the owner's PBG number and extract. Its approved floor area has to match the real 716 m².
Seller	Owner, completed homeNo developer takes part, as the owner sells directly. We examine the Hak Milik certificate and each earlier transaction.
Certificate of occupancy (SLF)	ConfirmingWe've asked for the SLF, which comes ahead of any short-term rental license.
Short-term rental license (NIB)	ConfirmingThe big platforms, Airbnb and Booking.com included, delist villas that hold no valid short-term rental license (NIB). Until this one is licensed, 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	No need, the villa is completeAt the notary, the owner gets paid the moment ownership moves to you or your PT PMA.
Furniture and handover	Fully furnishedDining set, beds, kitchen appliances and the rest belong to the sale. An appendix to the contract lists them.

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, Ungasan payment schedule

ReservationPay a deposit agreed with the owner, and the hillside villa is yours to review exclusively.
ChecksCertificate, zoning and the PBG floor area match come first, then the main sum.
CompletionThe notary brings signatures, the price and the right transfer together in one sitting.

Nothing in the listing sets out installments. Once we've finished the checks, we'll agree a timetable with the seller and write it into the contract.

Location

Location: Ungasan

The northern slope is one of the few corners of Ungasan with an ocean view, five to seven minutes by scooter from GWK.

Hillside villa in Ungasan: pool and terrace facing the view — Ungasan · Badung

Karma Beach19 min
Green Bowl Beach21 min
Pandawa Beach23 min
GWK Cultural Park7 min
Ngurah Rai Airport≈ 30 min

For a large family, this view slope is the best Ungasan has to offer. The catch is distance: the southern beaches sit around twenty minutes away.

Ungasan · Google map

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Straight answers

Questions about Four-bedroom ocean-view villa, Ungasan

What do I pay Rise Real Bali for the four-bedroom Ungasan villa?

Nothing at all. We earn our commission from the seller, inside the Rp 16.47 bn. Our pre-deposit review is free to you too. We examine the owner's Hak Milik, the right structure for a foreign buyer, the zoning extract, plus the PBG and SLF, which the listing leaves blank. A written report sums it up, loose ends named, before your funds move.

Could I buy the hillside villa from home?

You could. A broker streams all levels of the house to you on Zoom, and your notarized proxy or your PT PMA's director handles the signing. Because the sale includes furniture, our inspector goes floor by floor with the inventory and notes the condition of walls, pool and equipment. Payment goes out only as the right transfers. Your keys stay with us.

Is there a yield model for this four-bedroom villa?

We don't publish one. Our rate range belongs to a different kind of property, and it would misstate what a 716 m² family villa can earn. Tell us you'd like a model and we'll build it: a nightly rate for the area, several occupancy levels and 40% of revenue for running costs. The figure stays an estimate with no guarantee.

How can the house be bigger than its plot?

It sits on a slope across several levels, stepping down the hill, so 716 m² of floor space fits on 570 m² of land. What matters to you is that the PBG covers all of that area. We compare the approved floor area with the actual one before the deposit, because a gap can bring a fine.

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