Luxury Freehold 2-Bed Villa in Nyanyi – Original Artworks, Premium Fixtures & Iconic Rice Field Panorama
Nyanyi, Canggu · 5 Bed · 5 Bath · 600m²
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 · 15 villas
Each dot is one of 15 live freehold 5-bedroom villas in Canggu with 420 to 780 m² of building; the orange dot is this one, at IDR 37B. 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?
- 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
- Building
- 600 m²
- Land
- 1,960 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice Field
- Built
- 2020
About this villa
Exclusive Freehold 2-Bedroom Villa in Nyanyi – Original Artworks, High-End Fixtures & Stunning Rice Field Views Offered at IDR 35 Billion This exceptional freehold luxury villa in Nyanyi represents a rare find in Bali’s property market, priced at IDR 35 billion. Combining traditional artistry with contemporary comforts, the home distinguishes itself through its outstanding design, top-quality finishes, and tranquil setting. Located just a 7-minute drive from Nyanyi Beach and Luna Beach Club, it provides a serene lifestyle close to Bali’s lively coastline. Positioned on an expansive 1,960 sqm plot with 600 sqm of built-up area, the villa includes 2 large bedrooms and 4 stylish bathrooms. The open-plan living space seamlessly connects to the outdoors, featuring a stunning 16x4 private pool framed by lush tropical gardens and offering a breathtaking 270-degree panorama of the iconic rice fields. The property is furnished with original antique pieces and selected artworks, Belgian Blue Stone flooring made from 1,000 individual tiles, King Koil mattresses measuring 35 cm, and premium fittings such as Grohe and Toto mixers and Kohler basins. Additional features include an outdoor bathtub, groundwater supplied with automated salt filtration, 16.5 KVA electrical capacity, ample parking, and bespoke Japanese lighting. Whether purchasing as a permanent residence, holiday home, or investment, this villa presents an unparalleled opportunity in Bali’s residential market. It is also well suited for luxury rental ventures or as a private estate. Representing prime Bali real estate with a pool and freehold status, this property is a true trophy home in a sought-after area.
Where it is
In Nyanyi, Canggu.
Agency listing · first seen 6 months ago
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