Off plan 3 Bedroom Villa for Sale Leasehold in Bali Umalas
Umalas, Canggu · 3 Bed · 3 Bath · 260m²
The key facts
Who owns whatLeasehold · 25 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 → 2051
Price vs similar villasHigh confidence · 203 villas
Each dot is one of 203 live leasehold 3-bedroom villas in Canggu with 20 to 30 years left and 182 to 338 m² of building; the orange dot is this one, at IDR 6.7B. 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.
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
- 3
- Bathrooms
- 3
- Building
- 260 m²
- Land
- 250 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Garage
- Built
- 2025
About this villa
Unfurnished at IDR 6.400.000.000 This off-plan 3-bedroom villa in the sought-after area of Umalas offers a perfect blend of modern design, premium quality, and functional living. Each of the three spacious bedrooms comes with its own ensuite bathroom, providing privacy and comfort for all residents. Spread over two floors, the villa boasts a sleek architectural style with clean lines and contemporary finishes. The enclosed living and kitchen area offers a comfortable, climate-controlled environment ideal for everyday living and entertaining. A guest toilet and a dedicated storage room add to the home's convenience and practicality. Currently under construction, the villa is built with top-tier materials and attention to detail, ensuring long-term durability and elegance. Step outside to enjoy your own private pool, perfect for relaxing or hosting guests in Bali’s tropical climate. An enclosed car park offers added security and protection for your vehicle. This villa presents an excellent opportunity to own a premium residence in the peaceful yet central location of Umalas, known for its proximity to top cafes, international schools, and vibrant neighboring areas like Canggu and Seminyak.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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