Off Plan 4 Bedroom River View Villa For Sale in Umalas near School
Umalas, Canggu · 4 Bed · 4 Bath · 212m²
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 · 66 villas
Each dot is one of 66 live leasehold 4-bedroom villas in Canggu with 17 to 27 years left and 148 to 276 m² of building; the orange dot is this one, at IDR 6.5B. 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?
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
- 4
- Bathrooms
- 4
- Building
- 212 m²
- Land
- 180 m²
- Pool
- Private pool
- Furnished
- Semi-furnished
- View
- River
- Parking
- Open
About this villa
Off Plan: Estimated completion June 2026 | Only 900 meters from an international school! Located in the residential area of Umalas, this modern villa offers a spacious and luxurious living environment. Built over two floors with a total building size of 212 m² on a land size of 1.8 are, the villa features four ensuite bathrooms and showcases a picturesque view of the river. The outdoor area includes a swimming pool, perfect for relaxation and entertainment. Semi-furnished, and offers a leasehold period of 22 years, providing a secure investment opportunity in a prime residential location. Conveniently located just a 4-minute drive from a fitness centre, this villa combines contemporary design with comfort, making it an ideal choice for those seeking a sophisticated lifestyle in Umalas.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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