Elegant 3-Bedroom Villa for Sale with Rice Field Views in Kedampang, Kerobokan
Canggu · 3 Bed · 3 Bath · 152m²
The key facts
Who owns whatLeasehold · 23 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 → 2049
Price vs similar villasHigh confidence · 163 villas
Each dot is one of 163 live leasehold 3-bedroom villas in Canggu with 18 to 28 years left and 106 to 198 m² of building; the orange dot is this one, at IDR 4.8B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 643 live 3-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?
Renting to one tenant for months or years is ordinary residential use. 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
- 3
- Bathrooms
- 3
- Building
- 152 m²
- Land
- 300 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2025
About this villa
Nestled in the peaceful residential area of Kedampang, Kerobokan, this beautifully designed 3-bedroom villa presents an exceptional opportunity to own a private tropical retreat in one of Bali’s most convenient and sought-after locations. Combining modern architecture with warm natural finishes, the villa offers a seamless indoor-outdoor living experience, creating a welcoming atmosphere for both relaxation and entertaining. The property features three spacious bedrooms, each thoughtfully designed to maximize comfort and privacy, while the open-plan living and dining area overlooks a stunning swimming pool surrounded by lush tropical landscaping. Large sliding glass doors invite abundant natural light and allow residents to enjoy Bali’s year-round tropical climate. The fully equipped kitchen, elegant interiors, and high-quality finishes throughout further enhance the villa’s appeal. One of the villa’s standout features is its beautiful rice field view, providing a rare sense of openness and tranquility while remaining only a short drive from the vibrant lifestyle destinations of Seminyak, Umalas, and Canggu. The property is located within a quiet residential neighborhood, making it ideal for families, long-term residents, or those seeking a peaceful Bali home. Adding further value, the villa benefits from a secured lease extension for an additional 14 years, offering long-term peace of mind and making it an attractive opportunity for both lifestyle buyers and investors seeking a well-positioned property in a prime Bali location.
Where it is
In Canggu.
Agency listing · first seen 4 weeks ago
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