3 bedroom villa with Ocean and rice field view in Cemagi
Cemagi, Canggu · 3 Bed · 3 Bath · 414m²
The key facts
Who owns whatLeasehold · 18 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 → 2044
Price vs similar villasMedium confidence · 28 villas
Each dot is one of 28 live leasehold 3-bedroom villas in Canggu with 13 to 23 years left and 290 to 538 m² of building; the orange dot is this one, at IDR 11B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 643 live 3-bed yearly leases in Canggu (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
- 414 m²
- Land
- 500 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2023
About this villa
A 3-bedroom leasehold villa in Cemagi, built in 2023 and set on 500 m² with a 3-storey layout capturing rice field and ocean views. Fully furnished and equipped with lifestyle facilities including a gym, pool-side bar, and a third-floor lounge/bar, it suits buyers seeking a premium coastal base and investors targeting high-end rental demand near the beach and Canggu access. Property Highlights Price: N/A Title: Leasehold 21 years (expires September 2046) + 25-year extension option Delivery Date: Completed Year of Build: 2023 Location: Cemagi Land Size: 500 m² Building Size: 414 m² Bedrooms: 3 Bathrooms: 6 (3 bathrooms + 3 guest toilets) Furnishing: Fully furnished Building Levels: 3 storeys Living and Dining Area: Closed living room Kitchen: Fully equipped modern kitchen Swimming Pool: N/A Car Access: N/A Parking Area: Car park available View: Rice field and ocean view Outdoor/Indoor Entertainment Areas: Pool-side bar; 3rd-floor lounge and bar with view Security Features: N/A Internet and Cable TV: N/A Utility Services: N/A Proximity to Amenities: Approx. 5 minutes to the beach; close access to Canggu area Local Attractions: N/A Community and Neighborhood: N/A Legal and Zoning Information: N/A Additional Information: Storage; laundry room; staff room; gym room; adjacent empty plot 246 m² available for lease (USD 64,000 / 21 years), can be leased separately or together Location & Surroundings Located in Cemagi with quick access to the beach and the wider Canggu area. The setting combines quieter coastal surroundings with strong lifestyle demand, while the villa’s elevated design supports open views across rice fields and the ocean. Approx. 5 minutes to the beach Convenient access to Canggu area amenities Coastal-rural setting with rice field surroundings Elevated outlook designed for ocean-view positioning Why This Property Stands Out 3-storey design maximizing ocean and rice field views Strong lifestyle facilities including gym, pool-side bar, and rooftop lounge/bar Fully furnished and completed 2023 supporting faster rental launch or move-in Large 414 m² building size on 500 m² land supporting spacious living Flexible expansion potential with adjacent 246 m² lease plot available Practical operations features including staff room, laundry, and storage Leasehold term with extension option supporting longer investment planning Get in touch with us for more information or to arrange a viewing.
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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