A Spacious Villa Retreat in Cepaka, Tabanan
Munggu, Canggu · 7 Bed · 8 Bath · 2193m²
The key facts
Who owns whatLeasehold · 32 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 → 2058
Price vs similar villasLow confidence · 8 villas
Each dot is one of 8 live leasehold 7-bedroom villas in Canggu with 22 to 42 years left; the orange dot is this one, at IDR 40B. 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
- 7
- Bathrooms
- 8
- Building
- 2,193 m²
- Land
- 2,200 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Discover this expansive villa nestled in the heart of Cepaka, Tabanan, offering aLEASEHOLD ownership of 34 years with a remarkable 35-year extension. Set upon a generous 2200 m² of land with a building size of 2193 m², this property boasts a unique charm and a serene ambiance. This cozy and bright villa presents seven bedrooms and eight bathrooms, providing ample space for relaxation and entertainment. A highlight of this residence is its strategic orientation, with both the building and the inviting swimming pool facing the captivating sunset. The parallel alignment structure to the nearby river enhances the picturesque setting, creating a seamless connection with nature. Indulge in the luxury of the master bedroom, offering a direct view of the lush forest, providing a tranquil retreat within the comfort of your own home. Benefiting from its perfect location, this villa offers easy access to some of Bali's finest amenities. Within a convenient 15-minute drive, residents can enjoy the renowned facilities of Finns Beach Club and La Brisa Bali, as well as the picturesque shores of Petitenget Beach and Batubelig Beach. For cultural exploration, the iconic Tanah Lot temple is also just a short distance away. Additionally, nature enthusiasts can venture to the Sacred Monkey Forest Sanctuary in just 30 minutes, or immerse themselves in the artistic atmosphere of Ubud within 35 minutes. PRICE : USD 2.500.000 offered on a Leasehold basis until 20/10/2058 , with the option of a 35 years extension Show more Show less Leasehold Private Pool Green View Fully Furnished Garage Updated: 2025-11-26 First Live Date: 2024-05-20
Where it is
In Munggu, Canggu.
Agency listing · first seen 6 months ago
Similar villas nearby
