4 Bedroom Villa For Sale Freehold in Umalas
Umalas, Canggu · 4 Bed · 5 Bath · 400m²
The key facts
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasMedium confidence · 27 villas
Each dot is one of 27 live freehold 4-bedroom villas in Canggu with 280 to 520 m² of building; the orange dot is this one, at IDR 10B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 268 live 4+ 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. 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
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
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?
- What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
- 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
- 4
- Bathrooms
- 5
- Building
- 400 m²
- Land
- 400 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Closed
- Built
- 2009
About this villa
A stunning modern villa located in the desirable Umalas area, offering a prime location within walking distance from a kindergarten, various restaurants, and cafes, while also conveniently situated less than a 10-minute drive away from the trendy Finns Beach Club and Atlas Beach Fest. It sits on a generous land size of 4 are and features a well-designed building spanning 400 m² across three levels. The enclosed living room provides a cozy setting for relaxation while the dining room and kitchen areas offer a flexible layout, seamlessly blending openness and enclosure, complete with vaulted ceilings and terrazzo countertops in the kitchen. The villa boasts four bedrooms, each with an en-suite plus a guest toilet for further convenience. A swimming pool and a well-maintained garden add to the beauty of the outdoor space. Available for freehold ownership, this property presents an excellent opportunity for those seeking a family home in a desirable location.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
Similar villas nearby
