Off Plan 2 Bedroom Modern Villa for Sale Leasehold in Bali Umalas
Umalas, Canggu · 2 Bed · 2 Bath · 147m²
The key facts
Who owns whatLeasehold · 27 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 → 2053
Price vs similar villasHigh confidence · 251 villas
Each dot is one of 251 live leasehold 2-bedroom villas in Canggu with 22 to 32 years left and 103 to 191 m² of building; the orange dot is this one, at IDR 10B. 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?
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.
New builds bought from a developer also carry VAT (PPN).
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?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Building
- 147 m²
- Land
- 225 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Closed
- Built
- 2024
About this villa
Off-plan: Estimated completion in November 2026 This modern villa in Umalas offers an ideal blend of luxury and convenience. Situated just a 9-minute drive from FINNS Recreation Club, the property spans 2.25 are with a 147 m² two-story building. The design features a flexible living room that can be opened for an airy atmosphere or enclosed for privacy. With two ensuite bathrooms, the villa ensures a comfortable stay for its residents. Outdoors, a beautiful swimming pool, adds to the relaxation experience, complementing the modern surroundings. Fully furnished and set in a residential area, this villa also comes with a leasehold period of 27 years, making it a fantastic long-term investment.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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