2-4BR Villa in Berawa

Inspect the completed condition before comparing layouts

Walk through the exact unit rather than relying on representative photographs. Record wall, roof and ceiling moisture; test doors, glazing, drainage, air conditioners, sockets, hot water and water pressure. Run several taps while a toilet flushes, then inspect the pump and storage system. Around the pool, check waterproofing, deck falls, slip resistance, filtration noise and access to valves and equipment.

Ask for a dated defect list and written responsibility for every correction. Match visible finishes and appliances to a signed inventory, including model, quantity and warranty where available. A completed compound can reveal how parking, waste collection, deliveries and neighbours work in practice, but the condition of one villa does not prove the condition of another.

The areas double evenly between the two records, but the bathroom ratio does not. Request the signed plan and area schedule for the selected villa. Confirm whether terraces, stairs, pool decks and technical spaces are included in the recorded building or land figures.

Treat the one-bathroom two-bedroom plan as the key trade-off

An 80 m² two-bedroom home may be efficient for a couple, a small family or occasional guests. Its single bathroom is the constraint to test. Locate the bathroom from both bedrooms and the living area, check whether guests must cross a private zone, and measure storage for towels, cleaning supplies and luggage. Simulate morning use with four occupants rather than judging the plan while it is empty.

Also check kitchen worktop, dining seats, wardrobe depth and the route from wet pool users to the bathroom. If the property will be rented, compare the layout with the intended maximum occupancy and the operator’s housekeeping plan. Do not assume that two bedrooms automatically support two independent couples comfortably.

Location: distinguish Padonan access from beachside Berawa

The recorded address is Jl. Raya Padonan Br. Kulibul Kangin No.98, Tibubeneng, North Kuta, Badung, Bali 80361, at coordinates -8.6326693, 115.161293. Warung Nasi Campur Babi Bu Yuli is listed 50 m away. SATAY GOnDrong Bali, DNA Juice & Matcha Bar and Blesspresso Coffee are each recorded at 60 m. SD N 1 Tibubeneng is 90 m away and Alfamart Raya Padonan 130 m.

Surf & Yoga retreat Canggu Bali and Bali Medical Service - Canggu are each listed at 230 m, Jnana Yoga Canggu at 290 m, Karisma Mart & Karisma house at 440 m and A4 Gym Bali at 550 m. Parklife Bali is recorded 1.1 km away. These distances describe useful daily context, but Padonan is not the same micro-location as the Berawa beachfront.

Drive from the actual gate toward Berawa Beach during morning, school-run, evening and wet-weather conditions. Verify junction delays, road width, drainage, lighting, ride-hailing pickup and the final route to the coast. The project data contains a beach reference, but the route and travel time should be retested rather than presented as a permanent promise. Compare the setting with other Berawa villas.

Model the four-bedroom villa as a higher-load home

The four-bedroom record provides 160 m² of building, 130 m² of land and one bathroom per bedroom. That supports more privacy on paper, yet it also creates higher simultaneous demand for water, hot water, cooling, laundry, internet and waste handling. Test pressure at several outlets, ask for electrical-load information and map where linen, cleaning equipment and pool supplies will be stored.

Create a twelve-month budget using actual quotations for pool service, electricity, water, internet, cleaning, garden work, air-conditioner servicing and replacement reserves. If the intended use involves groups, inspect acoustic separation, parking capacity, guest arrival and staff circulation. A four-bedroom villa is not simply the two-bedroom option multiplied by two.

Verify the 27-year lease from signed dates

The structured record describes a 27-year leasehold with a priority right to extend. A priority right is not a guaranteed extension, fixed future price or automatic renewal. An independent Indonesian lawyer and PPAT/notary should verify the land certificate, lessor, lease commencement and expiry, boundaries, legal access, taxes and the rights attached to the exact unit.

Review transfer, inheritance, subletting, permitted use, default, insurance, repairs, handback and the extension process. The clause should state when an extension can be requested, how its price is set, who must agree and what happens if the parties do not agree. The Anteya guide to Hak Sewa offers general orientation; the executed lease controls the transaction.

Convert the viewing into a documented decision

Choose the format from realistic occupancy, then obtain the unit plan, technical specification, inventory, warranties, maintenance history, title and lease documents, access evidence, permits, service rules and a dated commercial offer. Commission independent legal and technical reviews before paying a reservation amount. Revisit the property at a second time of day and confirm that every material answer appears in a document, not only in a sales conversation.

Is one bathroom practical for a two-bedroom villa?

It can be, but only if its position, access and storage work for the intended occupants. Test the plan with four people and wet pool use.

What changes with the four-bedroom format?

The recorded building and land areas double, while bathrooms rise from one to four. Utility loads, cleaning, maintenance and guest circulation should be budgeted separately.

Is this the same as living near Berawa Beach?

No. The recorded address is in Padonan. Test the exact route, traffic and access to the beach from the actual gate at relevant times.

Does priority to extend guarantee a longer lease?

No. Timing, pricing, consent and enforceability depend on the signed clause and must be reviewed independently.

Anteya represents property buyers and may receive a commission when a transaction completes. Condition, inventory, access, lease rights and availability can change; obtain current documents and independent legal, tax and technical advice before committing.