4BR Luxury Villa for Rent – Umalas Bumbak

Canggu · 4 Bed · 4 Bath

The key facts

Who owns whatLeasehold · 50 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 → 2076

Years left50

Cost per year of leaseIDR 55M ≈ IDR 4.6M / month

Extension optionNot stated · ask

Price vs similar villasLow confidence · 10 villas

median IDR 11B

IDR 2.8BIDR 14B +1 above

Each dot is one of 10 live leasehold 4-bedroom villas in Canggu with 40 to 60 years left; the orange dot is this one, at IDR 2.8B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in CangguIDR 45.8M–91.7M / mo

After typical costs and the lease running downabout 11–24% a year

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, 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 2.8B

Notary and legal checks≈ IDR 27.5M–55M

Total≈ IDR 2.78B–2.81B

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.