Rare 2 bedrooms villa overlooking ricefield
Babakan, Canggu · 2 Bed · 2 Bath · 183m²
The key facts
Who owns whatLeasehold · 20 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 → 2046
Price vs similar villasHigh confidence · 131 villas
Each dot is one of 131 live leasehold 2-bedroom villas in Canggu with 15 to 25 years left and 128 to 238 m² of building; the orange dot is this one, at IDR 4.5B. 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
- 183 m²
- Land
- 193 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2022
About this villa
This beautifully maintained 2-bedroom pool villa offers a rare combination of “like-new” condition, permanent open views, and a fully developed neighborhood with no future construction disruption. Built in 2022 and meticulously cared for, the home features a large, airy living space, a private pool, and an open backyard outlook over protected rice fields with mountain views. Set on 1.93 are of land with a generous 183 sqm interior, the villa is designed for comfortable day-to-day living while offering strong long-term investment value. The land behind the property is owned, ensuring the view remains secure. Property Highlights Price: USD 249,000 Title: Leasehold until 31 May 2047 Delivery Date: Ready Year of Build: 2022 Location: Babakan Land Size: 193 sqm (1.93 are) Building Size: 183 sqm (interior) Bedrooms: 2 Bathrooms: 2.5 Furnishing: Fully equipped Building Levels: 2 stories Living and Dining Area: Large, airy open living with backyard outlook Kitchen: Fully equipped Swimming Pool: Private pool Car Access: Yes Parking Area: Large covered parking attached (fits up to 6 bikes + a small car) View: Uninterrupted rice field and mountain view (secured land behind) Outdoor/Indoor Entertainment Areas: Poolside terrace and open backyard setting Internet and Cable TV: Available Community and Neighborhood: Fully built-out area with no construction disturbance Legal and Zoning Information: Leasehold ownership Additional Information: Turnkey condition, exceptionally well maintained Villa Features & Upgrades
• Large, airy open living area
• Amazing backyard rice field and mountain view
• Land behind owned — no future construction can block the view
• Area completely built out — no construction “nightmare” to live in
• Lease secured until May 2047
• Roof cement water sealant completed in 2024 (IDR 7 million)
• Reverse osmosis water system installed (2022)
• 3M window tint on rear windows (IDR 20 million) to reduce glare and keep the villa cooler
• Front patio privacy wall for security and lock-and-go living
• CCTV security system (4 cameras)
• Upgraded front door with double locks
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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