Modern Tropical 4 Bedroom Villa For Sale in Umalas
Umalas, Canggu · 4 Bed · 3 Bath · 160m²
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 · 34 villas
Each dot is one of 34 live leasehold 4-bedroom villas in Canggu with 17 to 27 years left and 112 to 208 m² of building; the orange dot is this one, at IDR 4.9B. 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?
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
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
- 3
- Building
- 160 m²
- Land
- 287 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Open
- Built
- 2024
About this villa
This modern 4-bedroom villa for sale in Umalas offers a perfect blend of contemporary design, comfort, and tropical living. Designed with clean architectural lines and warm natural elements, the villa features bright open-plan living and dining areas that seamlessly connect to the outdoor space through large sliding glass doors. The private swimming pool sits at the heart of the property, surrounded by a sun deck and greenery, creating a relaxed and inviting atmosphere ideal for both daily living and entertaining. Each bedroom is thoughtfully designed to provide privacy and comfort, with generous natural light and stylish finishes. The villa includes a well-appointed kitchen, quality materials throughout, and a functional layout suitable for families or investors seeking strong rental appeal. Located in a quiet yet strategic area of Umalas, the property enjoys easy access to international schools, cafes, restaurants, and popular destinations such as Berawa, Canggu, and Seminyak. This villa is an excellent opportunity for those looking to own a modern home or investment property in one of Bali’s most sought-after residential neighborhoods, combining lifestyle convenience with long-term value.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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