Modern Two-story Villa in the Heart of Bumbak, Umalas
Canggu · 2 Bed · 2 Bath · 146m²
The key facts
Who owns whatLeasehold · 28 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 → 2054
Price vs similar villasHigh confidence · 233 villas
Each dot is one of 233 live leasehold 2-bedroom villas in Canggu with 23 to 33 years left and 102 to 190 m² of building; the orange dot is this one, at IDR 8.8B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 608 live 2-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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Building
- 146 m²
- Land
- 225 m²
About this villa
Located in the vibrant neighborhood of Bumbak, Umalas, this contemporary villa offers a unique blend of comfort and convenience. Nestled between the lively areas of Seminyak and Canggu, the villa provides easy access to Bali's top beaches and attractions. The property spans a land size of 225.2 m² and features a two-story building with a total living area of 146.6 m². The villa includes two spacious bedrooms, each with its own bathroom, ensuring privacy and comfort for residents. The ground floor features a well-designed living room that seamlessly connects to the modern kitchen, making it perfect for both relaxation and entertaining guests. The living space opens up to a large terrace that overlooks a 24 m² pool, offering a refreshing retreat for hot days. In addition to the main living areas, the villa is equipped with a storeroom, a restroom, and parking space. The property is on LEASEHOLD ownership until February 14, 2054, providing a long-term investment opportunity. With its strategic location close to Sunset Road, residents can enjoy the convenience of being near the main thoroughfare while still experiencing the laid-back charm of Umalas. This villa is a perfect choice for those seeking a modern lifestyle in one of Bali's most sought-after areas. PRICE : USD 565.000 offered on a Leasehold basis until 14/02/2054 with guaranteed extension for 25 years Show more Show less Updated: 2025-11-26 First Live Date: 2024-08-23
Where it is
In Canggu.
Agency listing · first seen 6 months ago
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