High-End Villa in Berawa Residential Pocket
Canggu · 5 Bed · 5 Bath
The key facts
Who owns whatLeasehold · 17 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 → 2043
Price vs similar villasHigh confidence · 43 villas
Each dot is one of 43 live leasehold 5-bedroom villas in Canggu with 12 to 22 years left; the orange dot is this one, at IDR 17B. 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
- 5
- Bathrooms
- 5
- Pool
- Private pool
- Parking
- None
Amenities
- Wi-Fi
- Coffee maker
- Workspace
- Terrace
- Air conditioning
- TV
- Fridge
- Garden
- Pool
- Microwave
- Housekeeping
- Kitchen
- Private entrance
- Outdoor shower
- BBQ
About this villa
Luxury 5-bedroom villa in Berawa with stylish design and top-quality finishes. Perfectly located in a quiet area, away from the main street, yet close to the best cafes, restaurants, and shops. Only a 10-minute drive to the beach.
✨ Property features: 5 spacious bedrooms 2 living rooms (one open, one enclosed) Media/cinema room 2 swimming pools, including a spectacular 20m pool Large terrace with BBQ area and lawn Rooftop terrace with breathtaking Mount Agung view
New adjusted price: 🔥 IDR 16.8 billion (or USD 1 million) 🔥 Leasehold: Almost 18 years remaining, until mid-August, with extension clause
The villa is currently under long term contract with monthly rate at IDR 230mil, making this an interesting investment property for the new owner. Contact us now to learn more!
Where it is
In Canggu. Open in Google Maps
Agency listing · first seen 4 weeks ago
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