Modern 3‑bedroom Rice‑field Villa with Infinity Pool | Tumbak Bayuh, Canggu
Tumbak Bayuh, Canggu · 3 Bed · 3 Bath · 125m²
The key facts
Who owns whatLeasehold · 22 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 → 2048
Price vs similar villasHigh confidence · 101 villas
Each dot is one of 101 live leasehold 3-bedroom villas in Canggu with 17 to 27 years left and 88 to 163 m² of building; the orange dot is this one, at IDR 3.5B. 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?
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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 3
- Bathrooms
- 3
- Building
- 125 m²
- Land
- 220 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Introduction This modern 3 bedroom villa is located in Tumbak Bayuh, Pererenan, set on 220 sqm of land with 125 sqm of building size. Completed in June 2024, the property offers open plan living, private infinity pool with rice field views, and a functional layout designed for both lifestyle living and rental income. Suitable for private residence or investment in one of Canggu’s fastest growing areas. Property Highlights Price: USD 210.000 Approx. IDR 3.600.000.000 Land Title: Leasehold Until August 2048 Approximately 22 Years Remaining Renewable Location: Tumbak Bayuh, Pererenan Land Size: 220 sqm Building Size: 125 sqm Year Built: June 2024 Bedrooms: 3 Ensuite Bedrooms Bathrooms: 3 Ensuite Bathrooms plus Guest Toilet Furnishing: Furnished Building Levels: Single Floor Living and Dining Area: Open Plan Living with Sunken Lounge Facing Pool Kitchen: Fully Equipped Kitchen Swimming Pool: 7 Meter Infinity Pool Overlooking Rice Fields Car Access: Yes Parking Area: On Site Parking for Scooter or Compact Car View: Unobstructed Rice Field and Sunset Views Outdoor/Indoor Entertainment Areas: Sun Deck, Hammock Corner, Lush Garden Perimeter Security Features: Quiet Residential Area Internet and Cable TV: Available Utility Services: Standard Electricity and Water Supply Proximity to Amenities: 5 to 15 Minutes to Cafes, Gyms, Beaches Local Attractions: Close to Pererenan Beach, Echo Beach, Batu Bolong Community and Neighborhood: Peaceful Residential Pocket with Fast Access to Canggu Legal and Zoning Information: Leasehold with Extension Option Additional Information: Rental Projections Available Upon Request Location & Surroundings Situated in Tumbak Bayuh, the villa offers tranquility while remaining close to Canggu’s lifestyle hubs.
• 5 minutes to Pererenan cafes and yoga studios
• 10 to 12 minutes to Echo Beach and surf breaks
• 10 minutes to leading fitness centers
• 15 minutes to central Canggu beach clubs
• Approximately 45 minutes to Ngurah Rai International Airport Why This Property Stands Out
• Rare unobstructed rice field sunset views
• Brand new build completed June 2024
• Efficient layout with signature sunken lounge
• Strong rental appeal for digital nomads and holiday market
• Strategic location between Pererenan and Batu Bolong Get in touch with us for more information or to arrange a viewing.
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
Similar villas nearby
