ULUWATU · ID RR-4861

Six-bedroom clifftop villa in Uluwatu: 608 m², handover June 2027

Builders are finishing this cliff-edge villa in Uluwatu, with handover due in June 2027. Its 608 m² (≈ 6,545 sq ft) on a 650 m² plot hold six bedrooms, seven bathrooms and a 68 m² cascade pool facing the ocean. The price is Rp 29.96 bn with furniture, on a 25-year lease with no stated extension.

  • Leasehold 25 years
  • Finishing
  • Ocean view
  • 6bedrooms
  • 7bathrooms
  • 608 m²house
  • 650 m²plot
  • Leasehold25 years
  • Q2 2027handover

Property

What you get

The villa stands on the southern cliff of Uluwatu, between Uluwatu Temple and Nunggalan Beach, a few scooter minutes from the path down to the water. The house fills almost all of its 650 m² (≈ 7,000 sq ft) plot: 608 m² (≈ 6,545 sq ft) over two levels, a 68 m² cascade pool and a terrace toward the ocean.

Going by the renders, the lower level joins living room, kitchen and dining into one space, with glass opening onto the pool. All six bedrooms have private bathrooms, and in the primary suite a tub sits by a window over the sea. Seven bathrooms in total. The price includes the furniture, which matters on a house this size, where fitting out six rooms adds up fast.

Our database gives June 2027 for handover and an orange tourism zone. The lease runs 25 years, and nobody has stated an extension. The listing shows no PBG or SLF, so we ask the seller for the permits and the builder's contract ahead of any deposit. The seller asks Rp 29.96 bn.

Ownership

Ownership & what you actually get

A 25-year leasehold, with no extension on offer, passes to you at a notary once the house is complete and inspected. Stage payments run under a contract with a handover date and a late penalty. The permits come first: we need the PBG and the builder's contract now, while the SLF and a rental license follow completion.

Ownership and permits: Six-bedroom clifftop villa, 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 term25 yearsOur database lists no renewal. We count the remaining years from handover and discuss extension with the landowner before you pay a deposit.
ZoningOrange zone (tourism), per our databaseBefore the deposit, an RDTR Badung extract has to confirm it.
Building approval (PBG)We're confirming itFor a house still going up, the PBG comes first. Without one the construction has no legal footing, so we get the number and extract from the seller.
SellerOwner, house being finishedAn owner sells this villa and no developer is named. We verify the seller's right, the contract chain and the builder.
Certificate of occupancy (SLF)After handoverThe regency issues the SLF once construction ends. We write the expected date into the contract, since the rental license depends on it.
Short-term rental license (NIB)Applied for after handoverAirbnb, 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 furnishedFurniture and appliances come with the villa. A specification appendix to the contract sets the standard for the handover inspection.
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 clifftop villa, Uluwatu payment schedule

  1. ReservationThe deposit takes the villa off sale, with the amount set together with the seller.
  2. ChecksSeller's right, RDTR zone, PBG and the builder's contract clear before the main money.
  3. Construction stagesTranches follow signed stage reports, and the contract fixes the handover date and a late penalty.
  4. HandoverThe balance follows inspection against the specification and the lease transfer at the notary.

No payment schedule appears in the listing. Once our checks close, we draft stages tied to the works still left on this house and write them into the contract.

Location

Location: Uluwatu · Nunggalan

This stretch of southern cliff between Uluwatu Temple and Nunggalan is private villas above the ocean, with few cafe streets. You get calm, and you drive for dinner and groceries.

Neighboring villa in Nunggalan: pool and lounge over the ocean (render)
Badung · Uluwatu
  • Nunggalan Beach5 min
  • Uluwatu Temple10 min
  • Suluban Beach14 min
  • Padang Padang Beach15 min
  • Ngurah Rai Airport≈ 45 min

The cliff-edge ocean view drives the price here. On foot you'll reach almost nothing, and restaurants mean a ride.

Uluwatu · Nunggalan · Google map

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Straight answers

Questions about Six-bedroom clifftop villa, Uluwatu

Do I pay Rise Real Bali anything on this six-bedroom villa?

You don't. Our commission is paid by the seller and is already part of the asking figure. At no cost to you, we review the seller's right, the 25-year lease with whatever renewal it allows, the zoning map, the PBG and the builder's contract on this six-bedroom house. Each unresolved question lands on its own line of a written report you keep.

How do I buy a clifftop villa that's still in finishing without coming to Bali?

We stream the site to you by video, and our notary works from your power of attorney. At handover our team checks finishes, pool, appliances and furniture against the specification appendix and records the result in an act. You pay the last tranche after that inspection. Flying in for the signing is optional.

Is there a yield forecast for a six-bedroom house?

We don't post one here. Our tracked rates describe smaller rental stock and don't fit a private six-bedroom clifftop house. For this villa we can model occupancy at several levels, an area nightly rate and costs at 40% of revenue on request. The result is our estimate, and it doesn't guarantee any income.

How do payments work for a villa that isn't finished yet?

In parts, never the full sum up front. After our checks you pay a deposit, then tranches against signed stage reports, and the balance after inspection and the lease transfer. The contract names the handover date and a penalty for delay. Your money follows the work, and a late finish costs the seller, not you.

Who buys a six-bedroom villa in Uluwatu?

Two groups, mostly. A large family living in Bali full time, or an investor renting the whole house to groups and events. Six bedrooms with private bathrooms make whole-house lets workable. That second plan needs a rental license and a zone that allows it, and we check both alongside the documents before the deposit.

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