Charming 2-Bedroom Freehold Villa with Rooftop and Sauna in Bingin
Bingin, Uluwatu · 3 Bed · 3 Bath · 200m²
The key facts
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasHigh confidence · 83 villas
Each dot is one of 83 live freehold 3-bedroom villas in Uluwatu with 140 to 260 m² of building; the orange dot is this one, at IDR 6.7B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 165 live 3-bed yearly leases in Uluwatu (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep. Not a promise of income. Change the numbers.
Can you rent it out?
Renting to one tenant for months or years is ordinary residential use. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
Questions to ask before you buy
- Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
- What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
- Is there a building permit (PBG, formerly IMB)? A certificate that the building is fit to use (SLF)?
- Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
- Who pays the notary fees and the transfer taxes?
- Is it rented now? Will that contract continue after the sale?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 3
- Bathrooms
- 3
- Building
- 200 m²
- Land
- 155 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2024
About this villa
Situated just an 8-minute walk from the renowned Bingin Beach, this chic two-level villa perfectly combines tropical appeal with contemporary comfort. Set on 155 sqm of land and offering a total built-up area of 200 sqm, the property showcases a sophisticated design emphasizing open living areas, abundant natural light, and a serene ambiance. Its prime position within the pink zone (tourist area) makes it suitable for both personal residence and commercial use, providing excellent potential for short- and long-term rental income.
The villa includes 2 large bedrooms and 2 bathrooms, a fully equipped kitchen, and a comfortable living space designed for relaxation. It is sold fully furnished, featuring carefully chosen details that create a cozy and welcoming atmosphere. The rooftop terrace provides a quiet retreat, ideal for enjoying the tropical breeze or hosting intimate gatherings with views of the sunset.
Additional amenities include a private swimming pool, sauna, and both hot and cold plunge pools, perfect for those who prioritize wellness and leisure. With a 4,400-watt electricity supply and SHM (freehold) title, this villa is not only an attractive home but also a secure and valuable investment in one of Bali’s most desirable areas.
**Price: IDR 6,500,000,000 / Freehold (Leasehold option available)**
Where it is
In Bingin, Uluwatu.
Agency listing · first seen 6 months ago
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