Prime Investment villa in Berawa

Canggu · 4 Bed · 4 Bath · 500m²

The key facts

Who owns whatLeasehold · 13 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 → 2039

Years left13
Cost per year of leaseIDR 969M ≈ IDR 80.8M / month
Extension optionMentioned, terms not stated · ask

Price vs similar villasLow confidence · 10 villas

Each dot is one of 10 live leasehold 4-bedroom villas in Canggu with 8 to 18 years left and 350 to 650 m² of building; the orange dot is this one, at IDR 13B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in CangguIDR 45.8M–91.7M / mo
After typical costs and the lease running downabout −5% to −2% a year

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?

ZoneNot stated · ask
Building permitNot stated · ask

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

Asking priceIDR 13B
Notary and legal checks≈ IDR 126M–252M
Total≈ IDR 12.73B–12.85B

There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.

Questions to ask before you buy

  1. Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
  2. How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
  3. What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
  4. Is there a building permit (PBG, formerly IMB)? A certificate that the building is fit to use (SLF)?
  5. Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
  6. Who pays the notary fees and the transfer taxes?
  7. 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
4
Building
500 m²
Land
1,000 m²
Pool
Private pool
Furnished
Fully furnished

About this villa

Incredible Designer villa in the heart of Berawa This incredible property oozes the kind of glamour and design chic that graces the covers of magazines Cool and breezy during the day while mellow and cosy at night, this villas extraordinary combination of dark wood, volcanic stone, splashes of colour and Eastern traditional art perfectly reflect the Singaporean owners keen eye for modern architecture and design. Built in an L-shape around a stunning 25-metre pool with a large wooden sun deck and tropical garden. Most of the villas rooms are on the ground floor and are connected with a walkway, with the exception of the massage room, the twin-bedded guest room and a large roof terrace, which are all on the first floor. The villas layout and the picture-perfect rice-field views make it a great spot for entertaining, relaxing and experiencing outdoor tropical living. The master bedroom is very large indeed. Its four-poster bed has a beautiful velvet canopy, which gives the room a very romantic, almost palatial feel. It comes with a separate dressing room and an adjacent space that can be used as a small office area. In the ensuite bathroom is a very inviting stone tub and shower. The two large guest bedrooms downstairs are mirror images of each other and come with king-sized beds and dressing rooms. The wooden furnishings and authentic Balinese paintings provide a very cosy environment and each bedroom comes with air conditioning, TV and mini bar. Both bedrooms also have semi-open air ensuite bathrooms with a shower and tub, which overlooks a lovely little private patio garden. The fourth, slightly smaller guest bedroom is upstairs, furnished with two single beds that can be joined to make a double. This room has an en-suite bathroom which it shares with the adjacent massage room. Wooden hatches on either side provide perfect views over the rice fields on one side and the pool on the other. The wall panels in the living and dining space can be opened up entirely. This provides a perfect opportunity for experiencing outdoor tropical living while overlooking the pool and enjoying a lovely cooling breeze (although the space can equally be closed and air-conditioned if a cooler environment is preferred). The dining room is furnished with a stunning solid wood table which can easily seat twelve, while the warm tones of the living room, combined with the colourful sofas and the beautiful ornaments (including a very impressive Balinese wedding crown), give this space a very authentic Eastern feel. The kitchen is across the corridor from the living room and has all modern comforts and appliances, including a very large fridge and worktop. It is used by staff for preparing breakfast, lunch and dinner, but guests are welcome to make use of the kitchen as they please. The purpose-built karaoke room is perfect for singing your heart out. From western ballads to Asian K-pop, the karaoke machine will be able to handle most of your song choices. It has its own bathroom and two large sofas. There is also a spa room upstairs with a massage table and a separate bathroom which is shared with the adjacent twin guest bedroom. Perfectly set up for outdoor living with a 25-metre pool and a large jacuzzi which flows into the pool. On the wooden sun deck are four comfortable loungers. There is also a spacious bale - great for an afternoon snooze. The large tropical garden is bordered by a moat, and the sound of running water throughout the outdoor spaces creates a relaxing oasis. Upstairs is a large roof terrace with a barbecue pit and stunning rice field views. With two outdoor sofas, this is the perfect sun-trap during the day and a great spot for sunset cocktails in the evening. Property Information: Leasehold until September 2039 with extension options available IMB - PW Land size: 1000m2 Building size: 500m2 Bedrooms: 4 Bathrooms: 4 Show more Show less Leasehold Original Condition Fully Fitted Fully Furnished Garage Aircon Private Pool Storage Room Updated: 2025-11-26 First Live Date: 2023-01-03

Where it is

Canggu

In Canggu.

Agency listing · first seen 6 months ago

Similar villas nearby

IDR 13B
≈ $707,746