Contemporary 4-Bedroom Residence in Umalas
Umalas Bumbak, Canggu · 4 Bed · 4 Bath · 210m²
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 villasHigh confidence · 64 villas
Each dot is one of 64 live freehold 4-bedroom villas in Canggu; the orange dot is this one, at IDR 8.2B. 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?
- 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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 4
- Bathrooms
- 4
- Building
- 210 m²
- Land
- 400 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Introduction This 4 bedroom freehold villa is located in Umalas Bumbak on 400 sqm of land with 210 sqm of building size. Offering generous indoor and outdoor living, a 12 meter pool, and full residential licensing, the property is ideal for family residence or licensed rental investment in a strategic corridor between Berawa and Seminyak. Property Highlights Price: IDR 8.200.000.000 Approx. USD 512.500 Land Title: Freehold SHM Location: Umalas Bumbak Land Size: 400 sqm Building Size: 210 sqm Bedrooms: 4 All Ensuite Bathrooms: 4 Ensuite Bathrooms plus Powder Room Furnishing: Fully Furnished Building Levels: Two Levels with Mezzanine Living and Dining Area: Large Indoor Living and Dining Area Kitchen: Gas Stove with Hood and Electric Oven Swimming Pool: 12 x 3 Meter Private Swimming Pool Car Access: Car Access Available Parking Area: Enclosed Garage for 2 Cars plus Motorbikes View: Garden and Residential Surroundings Outdoor/Indoor Entertainment Areas: Outdoor Dining Area, Garden, Billiard Area Security Features: CCTV Hikvision Installed Internet and Cable TV: WiFi Installed Utility Services: Well Water with Pump, 7,700 VA Electricity Proximity to Amenities: Minutes to Berawa Beach, Seminyak, Schools, and Cafes Local Attractions: Near Berawa and Central Canggu Community and Neighborhood: Quiet Residential Pocket Legal and Zoning Information: PBG SLF and Pondok Wisata License 2024 Additional Information: Staff Quarters with Private Toilet and Kitchen, Storage and Linen Room Location & Surroundings Situated in Umalas Bumbak, the villa offers a quiet residential setting with fast access to Berawa, Seminyak, beaches, international schools, and daily conveniences.
• Short drive to Berawa Beach
• Easy access to Seminyak
• Close to international schools
• Near cafes and supermarkets
• Quick connection to Canggu dining scene Why This Property Stands Out
• Freehold SHM title in high demand area
• 4 bedrooms all ensuite suitable for families
• 12 meter swimming pool with garden setting
• Enclosed 2 car garage rare for this location
• Licensed Pondok Wisata for rental income
• Complete utilities including well water and CCTV
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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