Upcoming Two Bedroom Townhouse Villa in central of Bingin

Pecatu, Uluwatu · 2 Bed · 3 Bath · 85m²

The key facts

Who owns whatLeasehold · 27 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 → 2053

Years left27

Cost per year of leaseIDR 169M ≈ IDR 14.1M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 114 villas

median IDR 3.5B

IDR 1.5BIDR 5.5B +6 above

Each dot is one of 114 live leasehold 2-bedroom villas in Uluwatu with 22 to 32 years left and 59 to 111 m² of building; the orange dot is this one, at IDR 4.6B. 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 2% 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?

ZoneNot stated · ask

Building permitNot stated · ask

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

Asking priceIDR 4.6B

Notary and legal checks≈ IDR 45.7M–91.3M

Total≈ IDR 4.61B–4.66B

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: 85 m²
Land: 80 m²
Pool: Private pool

About this villa

Nestled in a quiet area and close to the beach , closed to Bali Best Golf Course , 8 minutes to Dreamland Beach , the access from KLAPA Resort , 5 minutes from famous Bingin Beach , just 5 minutes drive to Arabica , Alchemy , Drifter , El Kabron , Ground Padel . This Off Plan Project comes with 5 townhouse villas , no sharing walls between units , contemporary lush style with 2 bedroom and 2.5 bathroom with soundproof and high quality windows . Offer swimming pool , gated community , security house . Every Villa has their own private parking for car and motorbikes . All villas comes with swimming pool and two level story . Perfect for living or great investment .