6 Bedroom Family Villa with view for sale in North Canggu
Residential Side, Canggu · 5 Bed · 5 Bath · 828m²
The key facts
Who owns whatLeasehold · 30 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 → 2056
Price vs similar villasMedium confidence · 17 villas
Each dot is one of 17 live leasehold 5-bedroom villas in Canggu with 25 to 35 years left and 580 to 1,076 m² of building; the orange dot is this one, at IDR 26B. 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?
- 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
- 828 m²
- Land
- 2,990 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool & Garden
- Parking
- Garage
- Built
- 2010
About this villa
Located in the peaceful and increasingly sought-after neighborhood of Padonan, this spacious 6-bedroom villa offers the perfect blend of privacy, comfort, and convenience. Nestled on a generous 2,990 square meters of land, the property is surrounded by open views of lush rice fields, bringing a sense of calm and nature into everyday living. While the area retains a relaxed, village-like atmosphere, it remains just a short drive away from the lively energy of Berawa and Canggu—making it ideal for families, long-term residents, or investors looking to tap into Bali’s growing residential market. Padonan has become popular among expats and digital nomads for its quieter surroundings without sacrificing proximity to top international schools, restaurants, cafes, and beach clubs. Built in 2010 and maintained to a high standard, this fully furnished villa features six large bedrooms with ensuite bathrooms, plus an additional guest toilet. The layout is thoughtfully designed to offer flexible living: the living area can be opened to let in Bali’s tropical breeze or fully enclosed for cooler comfort. The kitchen is enclosed and well-equipped, while expansive windows and sliding doors connect the interior to a large terrace, landscaped garden, and a stunning 16 x 4.5-meter swimming pool overlooking the rice fields. This space is perfect for entertaining guests, relaxing with family, or simply enjoying the peaceful surroundings in total privacy. Modern amenities include 10 air conditioning units, 22,500-watt electricity, high-speed internet, and a private drilled water source, ensuring all the necessities of comfortable, long-term living are in place. With a substantial building size of 828.28 square meters, this villa offers generous space for families or potential as a premium rental property. It is available under both leasehold and freehold title options, offering flexibility for different types of buyers. Whether you're looking for a private residence, a luxurious retreat, or a high-performing investment, this villa stands out with its combination of size, style, and location. Surrounded by greenery yet close to everything that matters, this home in Padonan is a rare opportunity to enjoy Bali at its best—tranquil, spacious, and connected to the island’s evolving lifestyle scene.
Where it is
In Residential Side, Canggu.
Agency listing · first seen 7 days ago
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