Modern 3 Bedroom Villa for Sale in Bali Umalas
Umalas, Canggu · 3 Bed · 3 Bath · 329m²
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 · 97 villas
Each dot is one of 97 live leasehold 3-bedroom villas in Canggu with 18 to 28 years left and 230 to 428 m² of building; the orange dot is this one, at IDR 6.6B. 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?
- 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
- 329 m²
- Land
- 360 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Parking
- Garage
- Built
- 2019
About this villa
Modern villa located in the heart of Umalas Bumbak, within walking distance from a gym, a tennis club, clinics, as well as many artisan cafes and only 5 minute drive from trendy Berawa. This expansive home spans 3.6 are and boasts a spacious open-floor plan featuring a fully enclosed living room looking out onto the 9-meter long pool, an equipped kitchen with marble countertops, a back garden, a massage room/study, as well as 3 generously-sized bedrooms comprising a master suite, a double bedroom, and a twin bedroom. All in all, this beautifully designed and high quality property is an ideal investment for a vacation home, as it offers the perfect combination of comfortable living and a strategic location.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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