ULUWATU · ID RR-4042

Eight-bedroom villa with an ocean view in Nunggalan: 865 m², handover February 2027

Still under construction, this eight-bedroom villa in Nunggalan is due for handover in February 2027 and listed at Rp 65.65 bn. It spreads 865 m² (≈ 9,310 sq ft) over a 697 m² plot, with twelve bathrooms, a 66 m² pool and ocean views. Furniture is included, and the owner holds the land freehold.

  • Freehold
  • Under construction
  • 865 m², 8 bedrooms
  • 8bedrooms
  • 12bathrooms
  • 865 m²house
  • 697 m²plot
  • Freeholdheld by the owner
  • Under constructionhandover February 2027

Property

What you get

Construction is running in Nunggalan, two scooter minutes from Nunggalan Beach and seven from Nyang Nyang. The house covers 865 m² (≈ 9,310 sq ft), more than its 697 m² (≈ 7,500 sq ft) plot, because it climbs over several levels. The ocean opens up from the upper floors.

Every one of the eight bedrooms has its own bathroom, and the house counts twelve in all. Kitchen, living and dining share one open floor, with a 66 m² pool in front. The renders also show a gym, walk-in closets and a garage for several cars. Full furniture is part of the price, which saves months of fitting out a house this big.

The owner holds the land freehold, and the listing records a yellow zone. No PBG, SLF or rental license appears in our database yet. At Rp 65.65 bn, you're paying close to Rp 75.9 million per square meter.

Ownership

Ownership & what you actually get

Freehold stays with the owner as Hak Milik, which a foreign individual can't hold. At this price most buyers set up a PT PMA that takes the land as HGB for 30 years, plus 20 and then 30 more. A long lease from the owner is the other route. Permits come next: the PBG now, the SLF and rental license after handover.

Ownership and permits: Eight-bedroom ocean-view villa, 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 is our check on this before you commit a deposit.
Building approval (PBG)We're confirming itWe want the PBG number and extract from the owner up front. Without that permit, the house can't gain legal status.
SellerOwner, house under constructionYou buy from the owner here, with no developer on the listing. We check the owner's right and each contract that came before.
Certificate of occupancy (SLF)We're confirming itThe rental license hinges on the SLF, so we ask the owner where it stands.
Short-term rental license (NIB)We're confirming itAirbnb, 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 who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Eight-bedroom ocean-view villa, Nunggalan payment schedule

  1. ReservationYour deposit fixes the price and pulls the villa from sale.
  2. Construction stagesPayments move with verified progress, while the contract holds the deadline and the penalty for delay.
  3. HandoverThe final sum goes out after inspection against the inventory and re-registration of the right at the notary.

No payment plan appears in the listing. Once our checks are complete, we set one out in the PPJB.

Location

Location: Uluwatu · Nunggalan

Nunggalan is the quiet southern edge of Uluwatu, where owners still build large private villas facing the ocean. Neighbors are few, and the beach lies below the rock.

Eight-bedroom villa in Nunggalan, Uluwatu: facade and pool (render)
Badung · Uluwatu
  • Nunggalan Beach2 min
  • Nyang Nyang Beach7 min
  • Uluwatu Temple13 min
  • Padang Padang Beach14 min
  • Ngurah Rai Airport≈ 40 min

Eight-bedroom houses usually rent to groups and events. That takes a license and a zone that permits it, and without both the villa serves as a home for a large family.

Uluwatu · Nunggalan · Google map

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Straight answers

Questions about Eight-bedroom ocean-view villa, Nunggalan

Are there Rise Real Bali fees on the eight-bedroom villa in Nunggalan?

None for the buyer. The seller pays our commission, and the listed price includes it. Our checks before the deposit are free to you: the owner's freehold, the right ownership structure for you, zoning under the RDTR, the building approval and the SLF. You receive our findings in writing, with each unresolved point spelled out, before you transfer a single rupiah.

Can I buy this Nunggalan villa while it's under construction and I'm abroad?

Yes. We show you the site over Zoom. At signing, the notary relies on a power of attorney you give us. Payments follow build stages, and our team runs the final inspection, logging any snags in a signed act. The balance goes against the transfer of the right. Progress videos reach you from the site, so no stage needs a flight.

Where are the yield figures for this villa?

There aren't any on this page. The rate data we keep covers a different class of property and doesn't apply to an eight-bedroom private house. We can model it on request with a district rate per night, a few occupancy levels and costs at 40% of revenue, which gives you an estimate from us, not a promise of income.

How does a foreigner buy a freehold plot at this price in Bali?

Hak Milik can't go into a foreigner's own name. At this budget buyers usually open a PT PMA, and the company acquires the plot with the right converted to HGB for 30 years, extendable by 20 and renewable for 30. We work out the structure, taxes and the company's yearly running costs before the deposit, and we never use nominees.

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