Modern Minimalist 3 Bedroom Villa with Panoramic Rooftop in Umalas

Umalas, Canggu · 4 Bed · 2 Bath

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

Years left22

Cost per year of leaseIDR 225M ≈ IDR 18.8M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 177 villas

median IDR 8.2B

IDR 1.8BIDR 16B +9 above

Each dot is one of 177 live leasehold 4-bedroom villas in Canggu with 17 to 27 years left; the orange dot is this one, at IDR 5B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in CangguIDR 45.8M–91.7M / mo

After typical costs and the lease running downabout 3–10% a year

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?

ZoneResidential (yellow)

Building permitNot stated · ask

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

Asking priceIDR 5B

Notary and legal checks≈ IDR 49.6M–99.1M

Total≈ IDR 5.01B–5.06B

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: 4
Bathrooms: 2
Pool: Private pool
Furnished: Fully furnished
Built: 2024

About this villa

This contemporary minimalist villa, situated in the highly sought-after Umalas area, provides convenient access to both Canggu and Seminyak, making it an ideal choice for those looking for ease, peace, and excellent investment potential. Covering 540 sqm of total living area over three floors, the villa is suitable for both residential use and rental purposes. Its rooftop terrace offers expansive panoramic views, designed for relaxation and entertainment, perfect for enjoying sunsets with loved ones. The villa includes an enclosed living room with an entertainment space, two bedrooms each with ensuite bathrooms on the first floor, and a guest powder room. The modern kitchen, which can be opened or closed, overlooks a 3x7m swimming pool, creating a smooth transition between indoor and outdoor areas. The dining area is furnished with an impressive 3-meter-long teak dining table, ideal for social gatherings. Functional elements such as a service room for laundry on the first floor enhance the home’s practicality. On the second floor, the large master bedroom features a walk-in closet and two side terraces, providing both privacy and comfort. The villa is fitted with a semi-solar water heating system, 2×7,700 kWh electricity capacity, and a garage with an electric rolling door that accommodates one car and two motorbikes. The rooftop on the third floor is a highlight, boasting lush greenery and stunning views, offering a serene escape. Whether you want a family residence or a high-demand rental investment, this villa blends modern design with a strategic location and promising growth potential. Price: USD 278,000/2049. A freehold option is available at USD 357,000.