NUNGGALAN · ID RR-4868

Five-bedroom ocean-view villa in Nunggalan: 407 m², handover December 2027

At 407 m² (≈ 4,380 sq ft) on a 196 m² plot, this house in Nunggalan grows upward to a rooftop pool and terrace facing the ocean. It has five bedrooms and seven bathrooms and sells furnished for Rp 17.32 bn. The owner holds the land freehold. Our listing database puts handover in December 2027.

  • Freehold
  • Under construction
  • Ocean view
  • 5bedrooms
  • 7bathrooms
  • 407 m²house
  • 196 m²plot
  • Freeholdheld by the owner
  • Q4 2027handover

Property

What you get

The house stands in Nunggalan, at the southern end of Uluwatu, above a beach tucked under the cliff. Private villas surround it, and there's no tourist strip. The plot is only 196 m², so the building rises through several levels to a rooftop pool and terrace with an ocean view.

Our database records the bedrooms as 3 + 2, and we've asked the owner how the house splits into blocks. There are seven bathrooms, with each bedroom getting its own. The renderings show a living room with an open kitchen and dining area, a walk-in closet off the main bedroom and a courtyard with a water feature. Furniture is included.

Construction is underway, with handover in December 2027 per our listing database. The plot is in the yellow zone, which is residential. The owner holds it freehold, and a foreign buyer takes it through a PT PMA or a long lease, a choice we settle before the deposit. Our database has no PBG entry yet.

Ownership

Ownership & what you actually get

The owner holds this land freehold as Hak Milik, which a foreign individual can't take directly. Most buyers at this level set up a PT PMA that holds it as HGB for 30 years, plus 20 and then 30 more. A long lease from the owner is the other route. We settle the structure before the deposit. The PBG needs confirming, and the SLF and rental license follow handover.

Ownership and permits: Five-bedroom ocean-view villa in 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 ownerFor you, the term follows the chosen structure, either HGB inside a PT PMA or a fixed-term lease. We agree it in the contract before the deposit.
ZoningYellow zone (residential), per our databaseAn RDTR Badung extract confirms it before you commit a deposit.
Building approval (PBG)To confirmOur database has no PBG entry. We ask the owner for the number and extract up front, since a house without one has no legal standing.
SellerOwner, house under constructionYou buy from the owner, with no developer on the listing. We check the owner's right, the building contract and the document chain.
Certificate of occupancy (SLF)After constructionThe SLF is issued once the build is done, and no rental license (NIB) can follow without it.
Short-term rental license (NIB)Issued after occupancyAirbnb, 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 furnishedThe sale covers furniture and appliances. We attach an item list to the contract and inspect against it.
Before you pay a deposit, we check the land, the permits and the owner's right, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Five-bedroom ocean-view villa in Nunggalan payment schedule

  1. ReservationA deposit pulls the house from sale. You agree the amount with the owner.
  2. ChecksThe owner's right, the RDTR zone, the PBG and the building contract get verified before the main payment.
  3. Construction stagesTranches follow signed stage reports. The handover date and a late penalty go into the contract.
  4. HandoverThe balance follows inspection against the specification and the transfer of rights at a notary.

Our listing database has no payment schedule attached. We build one around the construction stages and fix it in the contract after our checks.

Location

Location: Nunggalan · Uluwatu

Nunggalan is the southern end of Uluwatu, with an empty beach under the cliff. You'll find private villas and a few new projects here, not a tourist strip.

Nunggalan Beach Villas: two-story villa fronts and entrances
Nunggalan · Uluwatu · Badung
  • Nunggalan Beach2 min
  • Nyang Nyang Beach7 min
  • Uluwatu Temple13 min
  • Padang Padang Beach14 min
  • Ngurah Rai Airport≈ 40 min

Buyers pick Nunggalan for the quiet and the ocean from the upper floors. On the other side of the ledger, cafes and shops are far enough that you'll want a scooter.

Nunggalan · Uluwatu · Google map

Area guide and all properties

Straight answers

Questions about Five-bedroom ocean-view villa in Nunggalan

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

Nothing. The seller pays our commission, and it's already in the price. We cover the pre-deposit review: the owner's right, the form of title and how a foreigner can hold it, the zone per the RDTR extract, the PBG and the building contract. You receive a written report listing every open question. If anything doesn't match, you hear about it before you pay.

Can I buy this villa remotely?

Yes. A broker walks you through the build on a video call, and the deal closes through a notary under your power of attorney. Because the house is still under construction, we accept it against the specification. Finishes, pool, appliances and furniture get checked against the contract appendix and signed off in a handover report. You pay the balance after that.

Where do the rental numbers come from?

We don't publish income math for this villa on the page. Our nightly-rate range was built for a different segment and doesn't carry over to a private five-bedroom house. On request, we model this lot with the local nightly rate, your occupancy and running costs of 40% of revenue. Treat the output as our estimate, not guaranteed income.

How can a foreigner buy a freehold house?

Not in your own name, because Hak Milik isn't available to foreigners. Two structures work. A PT PMA company can hold the land as HGB for 30 years, then 20, then 30 more. The other route is a long lease from the owner. We pick one before the deposit, since it drives taxes, costs and how long you hold the property.

How do I pay for a house that's still being built?

In stages, never all at once. After our checks you pay a deposit, then tranches against signed stage reports, and the balance after handover and the transfer of rights. The contract carries the handover date and a late penalty. Your money follows the build instead of running ahead of it, so any delay costs the seller, not you.

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