Luxury 3 bedroom Villa in Bingin
Bingin Area, Uluwatu · 3 Bed · 3 Bath · 275m²
The key facts
Who owns whatLeasehold · 38 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 → 2064
Price vs similar villasLow confidence · 10 villas
Each dot is one of 10 live leasehold 3-bedroom villas in Uluwatu with 33 to 43 years left and 193 to 358 m² of building; the orange dot is this one, at IDR 27B. 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
- 275 m²
- Land
- 350 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
This 3-bedroom villa in the Bingin area offers elevated living with ocean and volcano views, a rooftop entertainment deck, and strong indoor-outdoor design. Built for lifestyle and investment use, it combines premium finishes, security, and utility upgrades, making it ideal for buyers seeking a high-quality coastal property with long lease security and rental appeal. Property Highlights Title: Leasehold – 40 years with guaranteed 30-year extension Delivery Date: Construction completed February 2026 Year of Build: Off-plan / under construction Location: Bingin area Land Size: 350 sqm Building Size: 275 sqm Bedrooms: 3 Bathrooms: 3.5 Furnishing: Fully furnished Building Levels: Single residence with rooftop deck Living and Dining Area: Open living and dining Kitchen: Modern fitted kitchen with premium appliances Swimming Pool: Large infinity pool and rooftop plunge pool Car Access: Yes Parking Area: Car and bike parking View: Ocean and volcano views Outdoor/Indoor Entertainment Areas: Rooftop entertainment deck, BBQ, lounge Security Features: Gated community with electric gate and 24-hour security Internet and Cable TV: Fiber-optic Wi-Fi Utility Services: Solar system, water filtration, deep well water Proximity to Amenities: Minutes to beaches, cafés, restaurants, and surf spots Local Attractions: Bingin and surrounding beaches Community and Neighborhood: Quiet elevated residential enclave Legal and Zoning Information: Leasehold with extension rights Additional Information: High ceilings, marble bathrooms, walk-in wardrobes Location & Surroundings Located in an elevated coastal pocket in the Bingin area, the property offers wide views and fast access to beaches, cafés, and surf spots. The setting supports both private lifestyle use and high-demand rental performance in a well-established market.
• Elevated position with panoramic views
• Close to cafés and restaurants
• Minutes to beaches and surf spots
• Quiet residential setting
• Strong lifestyle and rental demand Why This Property Stands Out
• Elevated ocean and volcano views from a high-positioned plot
• 3-bedroom, 3.5-bathroom layout with rooftop deck
• Infinity pool plus rooftop plunge pool for dual outdoor use
• Premium finishes including marble bathrooms and walk-in wardrobes
• Gated community with electric gate and 24-hour security
• Solar, water filtration, and deep well utility setup
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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