5 Bedroom Villa for Sale and Rent in Umalas
Umalas, Canggu · 5 Bed · 5 Bath · 400m²
The key facts
Who owns whatLeasehold · 26 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 → 2052
Price vs similar villasHigh confidence · 39 villas
Each dot is one of 39 live leasehold 5-bedroom villas in Canggu with 21 to 31 years left and 280 to 520 m² of building; the orange dot is this one, at IDR 20B. 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, 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
- 5
- Bathrooms
- 5
- Building
- 400 m²
- Land
- 800 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Built
- 2021
About this villa
Located in the heart of Umalas, this luxurious modern estate boasts clean, minimal lines and spacious floor plans with ample natural light thanks to the glass facade. The ground floor’s open plan features a grand living and dining room under a double height ceiling as well as a fully equipped designer kitchen with marble benchtops and backsplash, both of which open up to a big landscaped yard with a 15 meter long swimming pool, an alfresco, and a covered terrace. All 5 bedrooms are virtually identical and each comes with a gorgeous ensuite equipped with modern rainshower and bespoke double basin vanity. The villa also has a dedicated study, storage room, laundry room, and private parking for 2 cars. Built with a unique design, high grade materials and amenities, as well as top notch finishes, this one-of-a kind property is perfect for investment and private residence due to its strategic location very close to both Canggu and Seminyak.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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