Family Style 4 Bedroom Villa for Freehold Sale in Kerobokan Bali
Canggu · 4 Bed · 4 Bath · 250m²
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 villasMedium confidence · 16 villas
Each dot is one of 16 live freehold 4-bedroom villas in Canggu with 175 to 325 m² of building; the orange dot is this one, at IDR 11B. 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?
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
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?
- 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
- 4
- Bathrooms
- 4
- Building
- 250 m²
- Land
- 739 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool & Garden
- Parking
- Garage
- Built
- 2022
About this villa
Discover the perfect family home in the peaceful residential neighborhood of Muding, Kerobokan. This freehold villa offers an excellent opportunity for families seeking a comfortable lifestyle or investors looking for a property in one of Bali's steadily growing residential areas. Combining convenience, privacy, and accessibility, this villa is ideally positioned to enjoy both the tranquility of suburban living and the vibrant lifestyle destinations nearby. Located just 15 minutes from Berawa Beach and 20 minutes from Batu Belig Beach, the property provides easy access to Bali's renowned beach clubs, restaurants, cafés, and entertainment venues while allowing you to return home to a quiet and secure environment. The villa also offers convenient connections to Seminyak, Canggu, and Denpasar, making daily commuting simple and efficient. Designed with family living in mind, the villa is surrounded by essential amenities that support a comfortable everyday lifestyle. Several international schools are within easy reach, making it an ideal choice for families with children. Residents will also appreciate the close proximity to supermarkets, local markets, cafés, restaurants, fitness centers, and healthcare facilities, ensuring that all daily necessities are only a short drive away. Muding has become an increasingly desirable location thanks to its peaceful atmosphere, excellent infrastructure, and continuous residential development. Unlike the busier tourist areas, this neighborhood offers greater privacy while still being close to Bali's most popular destinations. Whether you are searching for a permanent residence, a holiday home, or a long-term investment, this freehold family villa presents an exceptional opportunity to own property in a strategic location with strong future value. Experience the perfect balance between modern convenience, family comfort, and the relaxed lifestyle that Bali is famous for.
Where it is
In Canggu.
Agency listing · first seen 4 weeks ago
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