SEMINYAK · ID RR-4644

Six-bedroom villa on a 640 m² plot in Seminyak: 379 m², ready to move in

Big groups are the market for this house: six bedrooms and four bathrooms in 379 m², set on a 640 m² plot in the Oberoi quarter. Outside you'll find a pool, a garden and a round plunge pool. The home dates from 2014, comes furnished and sells on an 18-year lease for Rp 9.40 bn.

  • Leasehold 18 years
  • Ready to move in
  • Six bedrooms
  • 6bedrooms
  • 4bathrooms
  • 379 m²house
  • 640 m²plot
  • Leasehold18 years
  • Readycompleted in 2014

Property

What you get

The villa stands in Seminyak's Oberoi quarter, four minutes by scooter from Petitenget Beach. A 640 m² (≈ 6,890 sq ft) plot is large by local standards. It holds a garden with the main pool, a courtyard with a round plunge pool and an open living room under a Balinese roof.

Six bedrooms suit large families and groups of friends who rent a whole house. With four bathrooms, some bedrooms share. Floors and ceilings are timber, and several rooms step straight out to the pool. The kitchen is open, and the furniture stays.

The lease runs 18 years with no stated renewal, and our records mark the plot as pink, a tourism zone where holiday letting fits the rules. At Rp 9.40 bn you pay under Rp 1.59 bn per bedroom. We're still waiting on the owner for three things: the PBG number, the SLF and the status of any rental license.

Ownership

Ownership & what you actually get

Here you'd buy the remaining 18 years of a leasehold, with no extension stated by the owner. The transfer goes through a notary. Zoning favors rentals on paper, yet we haven't seen a PBG, an SLF or any rental license so far. Each document has to reach us, and pass our check, before your deposit.

Ownership and permits: Six-bedroom villa on a 640 m² plot, Seminyak
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 term18 yearsNobody has stated a renewal. We measure the term left from the deal date, and an extension only counts once it's in the contract.
ZoningPink tourism zone, per our listing databaseThe RDTR Badung extract gets checked before any deposit.
Building approval (PBG)ConfirmingWe're asking the owner for the number and extract. Without a PBG the house can't be legalized.
SellerOwner, completed homeThere's no developer here because the owner sells in person. We review the seller's right and the prior contracts before the deposit.
Certificate of occupancy (SLF)ConfirmingThe owner has our request for the SLF. A rental license (NIB) isn't possible without it.
Short-term rental license (NIB)ConfirmingAirbnb, 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 building existsSettlement runs through the notary against the transfer of the right.
Furniture and handoverFully furnishedBeds, sofas and appliances for all six bedrooms go with the house. A signed inventory rides along as a contract 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
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Terms

Six-bedroom villa on a 640 m² plot, Seminyak payment schedule

  1. ReservationOnce your deposit lands, the owner stops taking offers; we negotiate the sum.
  2. ChecksSeller's right, RDTR zone, PBG and SLF have to pass review before the main transfer.
  3. CompletionSignatures and money meet at the notary as the leasehold passes to you.

The owner hasn't shared a payment plan. We'll draw one up together after due diligence and set it out in the contract.

Location

Location: Seminyak · Badung

Seminyak is dense. Restaurants and beach clubs sit shoulder to shoulder, and plots big enough for a multi-bedroom villa almost never reach the market.

Six-bedroom villa in Seminyak: pool in the garden
Seminyak · Badung · Kuta
  • Petitenget Beach4 min
  • Double Six Beach7 min
  • Pura Desa Adat Seminyak5 min
  • Ngurah Rai Airport≈ 30 min

Petitenget lies about a kilometer off and Double Six one and a half. The quarter itself stays quiet, though the main roads jam every evening.

Seminyak · Badung · Google map

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Straight answers

Questions about Six-bedroom villa on a 640 m² plot, Seminyak

Do I pay Rise Real Bali anything for the six-bedroom villa?

No. The owner pays our commission, and the asking price already contains it. Before your deposit we run the checks at no charge: the leaseholder's identity, the 18 years remaining and any renewal, the RDTR zone, and the permits the owner still owes us. Our written report spells out what's confirmed and what's still open.

Could I buy this Seminyak villa from home?

Yes. We show you all six bedrooms on a live Zoom tour, and a notary executes the purchase through your power of attorney. Our team walks the house with the furniture list and records the state of the rooms, the pools and the appliances in a signed report. The money moves only against the lease transfer. We hold the keys until you fly in.

Why don't you publish the yield on this villa?

The rates in our sample fit smaller homes, and a six-bedroom villa earns in a different way. On request we'll model this house around a Seminyak rate for large villas and several occupancy cases, then deduct 40% of gross for staff, upkeep and management. Nobody can guarantee rental income, so read it as an estimate.

Who rents a six-bedroom villa in Seminyak?

Large families, groups of friends, wedding parties and company retreats, usually for a week or longer and always the whole house. There are fewer of them than couples, so occupancy runs lower and the nightly rate higher. We'll show realistic rates for this house from area data, not from the best weeks of high season.

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