BALANGAN · ID RR-1448

White Sand Villas: a pair of two-bedroom pool villas on the plateau above Balangan

Only two houses make up this project on the limestone plateau above Balangan, each a 162 m² two-bedroom home with a private pool and garden. The beach sits 820 meters downhill. Villas start at Rp 5.12 bn, and the lease reads 20 years in our database, a figure we're still matching against the land lease.

Leasehold 20 years (to confirm)
Stage to confirm
Private pool

2bedrooms
162 m²house area
192 m²plot
2villas in the project
Leasehold20 years (to confirm)
820 mto Balangan Beach

Property

What you get

The project occupies a residential lane on the plateau over Balangan. Walk 820 meters and you reach the sand, where the warungs stand on stilts. Jimbaran and Dreamland are each ten minutes by car, and Ngurah Rai Airport takes about 25. The whole development is two villas.

Each villa gives you 162 m² (≈ 1,745 sq ft) of house, two bedrooms, a private pool and a garden. The developer's renders show arched openings, timber ceilings, a kitchen island and a living room built around a fireplace. Our listing database doesn't record the finish or the appliance list, so we've asked for the specification. It goes into your contract as an appendix.

Our current database entry gives a 20-year leasehold. An earlier brochure from the developer quoted roughly 30 + 20 years, so the land lease itself will settle it. The price stands at Rp 5.12 bn per villa, while that older brochure listed Rp 4.76 bn. We're also asking the developer for the construction stage and a handover date.

Developer price list

White Sand Villas: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
2BR villa with pool	162 m²	2	Rp 5.12 bn	with numbers →

Our listing database supplies the house area and price. The 192 m² plot size comes from the developer's brochure and still needs matching against the land documents. We confirm availability when you reserve.

Ownership

Ownership & what you actually get

You'd hold the villa on a leasehold. Our database shows 20 years, an older brochure mentions about 30 + 20, and the land lease decides which number your contract carries. The sequence: reservation, PPJB, then the notary's lease deed. We obtain the PBG copy ahead of any deposit. The SLF and a rental license only come after completion.

Ownership and permits: White Sand Villas
Form of ownership	LeaseholdForeigners 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 term	20 years (to confirm)The developer's earlier brochure gave about 30 + 20 years. Our model uses whatever the land lease says, and we resolve the gap before any money moves. The remaining term counts from handover, and extension terms go into the contract.
Zoning	Tourism and mixed use, per listing dataOur database flags the plot as Tourism/Mixed. An RDTR extract confirms that before your deposit.
Building approval (PBG)	Stated, copy requestedThe database marks the approval as issued but holds no number or copy. We collect both ahead of the deposit.
Developer	WhiteSand Villas, project company to confirmWe look into the legal entity, what it has delivered before and the land papers.
Certificate of occupancy (SLF)	To confirmNo SLF means no rental license. Your installments follow construction stages instead of a calendar.
Short-term rental license (NIB)	To confirmAirbnb, 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 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.
Developer escrow	None, 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 handover	To confirmNeither finish nor appliances appear in our records yet. The developer's specification becomes part of the contract.

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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for White Sand Villas?

Leave your WhatsApp and I'll send them today.09:41

Terms

White Sand Villas payment schedule

ReservationA deposit holds one of the two villas, with the amount still to agree.
Construction stagesEach installment follows a finished stage, per a schedule we ask the developer to draw up.
HandoverYour last transfer goes against the full set of documents.

Neither villa comes with a payment plan from the developer yet. We'll negotiate the installments once our checks wrap up, then lock them into the PPJB.

Location

Location: Balangan · Uluwatu

Balangan pairs a surf beach, its warungs perched on stilts, with a flat plateau of house lanes above. Jimbaran is ten minutes away, Uluwatu fifteen. You face the same ocean on cheaper land.

White Sand Villas: the fronts of both villas — Balangan · Badung · Jimbaran

Balangan Beach≈ 820 m · 4 min
Dreamland≈ 10 min
Jimbaran≈ 10 min
Ngurah Rai Airport≈ 25 min

Buyers pick Balangan for a short airport run and surf at a lower price than Bingin. The catch: a tightly built plateau with few services.

Balangan · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

25hotels
17restaurants
3bars
3cafés
2sights
2shops
2spas

Closest places

Warung Bamburestaurant · 97 m
Balangan spa and beauty salonspa · 109 m
Yakurus Warungrestaurant · 114 m
Dapur Balanganrestaurant · 120 m
Nirmalashop · 121 m
The Balanganhotel · 180 m
Adinda Balangan Beach Villahotel · 190 m
Coconuts Villahotel · 197 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about White Sand Villas

What does Rise Real Bali charge when I buy at White Sand Villas?

Nothing. You owe the developer's sticker price and not a rupiah more, since our commission sits on the developer's ledger. We also run the pre-deposit document review for free. For this pair of villas we reconcile the lease term with the land lease, pull the PBG extract, and get a construction stage and handover date on paper. A fresh price sheet from the developer settles the gap with the older brochure.

Can I buy a White Sand villa from overseas?

Yes. A broker shows you the villas on a video call. The paperwork goes through a notary, who acts on a proxy you sign at home. With no construction stage in our database, we visit the plot and write up what we see before you put down a deposit. Site photos reach you ahead of every installment, and the closing payment waits for the complete document set.

Where do the yield numbers come from?

The model lives on the two-bedroom villa page. Because AirROI has no Balangan-only sample, we take the Uluwatu corridor rate and scale it to this villa's type and size. Occupancy gets tested at 60, 70 and 80% for a professionally run villa, and 40% of revenue disappears into costs. Read it as our estimate. Nobody can promise rental income.

How long is the lease at White Sand Villas?

Our database lists 20 years, but an earlier brochure from the developer spoke of roughly 30 years plus a 20-year extension. We don't pick one. The land lease between the developer and the landowner is the deciding document, and we read it before you commit. Whatever term that document states is the one our numbers use.

Units in this project