Elegant Three Bedroom Villa Steps from Bingin Beach

Bingin, Uluwatu · 2 Bed · 3 Bath · 190m²

The key facts

Who owns whatLeasehold · 29 yrs left

Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.

This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.

Lease2026 → 2055

Years left29

Cost per year of leaseIDR 190M ≈ IDR 15.8M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 149 villas

median IDR 4.6B

IDR 2.5BIDR 7.7B +8 above

Each dot is one of 149 live leasehold 2-bedroom villas in Uluwatu with 24 to 34 years left and 133 to 247 m² of building; the orange dot is this one, at IDR 5.5B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 2-bed yearly lease in UluwatuIDR 18M–33.3M / mo

After typical costs and the lease running downabout −1% to 1% a year

From 172 live 2-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, and the price spread over the years left. Not a promise of income. Change the numbers.

Can you rent it out?

ZoneTourism (pink)

Building permitNot stated · ask

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

Asking priceIDR 5.5B

Notary and legal checks≈ IDR 55M–110M

Total≈ IDR 5.55B–5.61B

There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.

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?
How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
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?

Ask these in writing and keep the answers. An independent notary can check the title for you.

The essentials

Bedrooms: 2
Bathrooms: 3
Building: 190 m²
Land: 118 m²
Pool: Private pool
Furnished: Fully furnished

About this villa

Nestled in the lively center of Bingin, just a three-minute stroll from the beach, this 3-bedroom villa combines Mediterranean-inspired design with the laid-back ambiance of Bali. Tall arched windows and handcrafted wooden accents fill the living areas with natural light and warmth, while textured walls and carefully designed niches add unique character. Outside, a private pool bordered by patterned tiles offers a relaxing retreat amid lush greenery and soothing water features.

The well-planned layout provides privacy while maintaining a connection to the tropical surroundings. Inside, the living space balances comfort and elegance, featuring high ceilings, built-in shelves for decorative items, and an open flow leading to the dining area and kitchen. The bedrooms highlight natural finishes, built-in wardrobes, and a cozy lounge that opens onto the pool terrace. High-quality materials and custom details create a refined yet low-maintenance home. Whether as a private escape or a rental investment, the design emphasizes everyday comfort and lasting durability.

Situated in one of Bali’s most desirable beach neighborhoods, the villa is close to cafés, boutique dining, and fitness centers, while preserving a tranquil residential feel. Its proximity to Bingin Beach provides access to vibrant surf culture and breathtaking ocean views, appealing to both vacationers and long-term residents. With its timeless design and practical layout, this property is an excellent choice for those seeking a carefully crafted home in a prime coastal location.

**Price: USD 320,0000**