Great 3 Bedroom villa close to Bingin Beach
Pecatu, Uluwatu · 3 Bed · 3 Bath · 136m²
The key facts
Who owns whatLeasehold · 25 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 → 2051
Price vs similar villasHigh confidence · 96 villas
Each dot is one of 96 live leasehold 3-bedroom villas in Uluwatu with 20 to 30 years left and 95 to 177 m² of building; the orange dot is this one, at IDR 6.3B. 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, and the price spread over the years left. Not a promise of income. Change the numbers.
Can you rent it out?
Ask what the zone allows before counting on rental income. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
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
- 3
- Bathrooms
- 3
- Building
- 136 m²
- Land
- 147 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Completed and operational villa with a projected 6-7 year breakeven point, and 25 Year lease. Perfectly positioned in the heart of Bingin, this villa offers unbeatable access to the best of Bali. Stroll to nearby cafes and shops or take a quick scooter ride to Bingin Beach—famous for its stunning surf breaks and postcard-worthy scenery. Set on 136 m² of land, this three-level villa is thoughtfully designed to blend indoor and outdoor living, keeping you effortlessly connected to the serene surroundings. Styled with modern elegance and touches of Indonesian charm, it promises a lifestyle of both comfort and sophistication. About the Villa Covering 136 m² under roof, this villa sits atop one of Bingin’s highest vantage points, granting you spectacular ocean and sunset views. It pays tribute to traditional Indonesian architecture with high thatched ceilings and seamlessly combines these features with contemporary finishes and beautifully curated interiors. A Luxurious Three-Level Layout:
• Ground Level: Discover the heart of tropical living. A sparkling pool is set amidst lush gardens, complemented by shaded dining and lounge areas perfect for al fresco meals. A handy poolside kitchenette ensures refreshments are always within reach.
• First Level: Offers two spacious bedrooms, each with a private ensuite bathroom. A stylish indoor living area with a smart TV and a fully equipped modern kitchen make this level ideal for relaxation and entertainment.
• Second Level: Dedicated entirely to the master suite, this private retreat boasts an ensuite bathroom and a luxurious bathtub—perfect for soaking while taking in the breathtaking views. Additional Features:
• Convenient scooter parking right at your doorstep for effortless island exploration.
• Ample parking at the villa entrance, accommodating up to two cars—ideal for guests with larger vehicles. Show more Show less Leasehold Original Condition Fully Fitted Fully Furnished Sea View Electricity Installed Road Access Available Water Installed Off-street private Aircon Balcony Private Pool Private Garden Updated: 2025-11-26 First Live Date: 2025-07-02
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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