Cozy two bedroom villa in Umalas
Umalas, Canggu · 2 Bed · 2 Bath · 142m²
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 villasHigh confidence · 196 villas
Each dot is one of 196 live leasehold 2-bedroom villas in Canggu with 25 to 35 years left and 99 to 185 m² of building; the orange dot is this one, at IDR 4.5B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 608 live 2-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
- 2
- Bathrooms
- 2
- Building
- 142 m²
- Land
- 117 m²
- Pool
- Private pool
About this villa
This 2-bedroom villa epitomizes modern elegance. The open-plan living and dining area, adorned with chic furnishings and bathed in natural light, seamlessly blend contemporary design with tropical warmth. Two luxurious bedrooms offer a haven of tranquility, each with an en-suite bathroom boasting modern fixtures. Step outside to a private oasis featuring a refreshing pool, sun loungers, and a small garden with vibrant tropical flora. The villa's design invites a seamless indoor-outdoor lifestyle, perfect for enjoying Umalas' gentle breezes. With every detail considered, this residence is more than a home; it's a sophisticated sanctuary in the heart of tropical luxury.
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 5 months ago
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