Ricefield View Off-plan 1 Bedroom Villa for Sale Leasehold in Bali Canggu
Residential Side, Canggu · 1 Bed · 1 Bath · 79m²
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 · 115 villas
Each dot is one of 115 live leasehold 1-bedroom villas in Canggu with 22 to 32 years left and 55 to 103 m² of building; the orange dot is this one, at IDR 3.6B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 148 live 1-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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 1
- Bathrooms
- 1
- Building
- 79 m²
- Land
- 84 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2023
About this villa
2 bedroom option available for only USD 179,000 Introducing a golden investment opportunity in Canggu. This off-plan 1-bedroom villa promises a blend of modern living and peaceful rice field views. Conveniently located within walking distance of essential amenities like a hospital, cafes, and a gym. Sitting on 0,84 are land, the villa offers a perfectly designed 79 m² of living space across two levels. It boasts a modern design that emphasizes functionality and aesthetics. The living room and kitchen are fully enclosed, offering a haven from the outside world. The modern kitchen features a striking waterfall-edge gathering island that doubles as a dining area. In the living area, sunken seating adds an extra layer of style. The villa includes a generous bedroom with semi-open ensuite and balcony access. The highlight of this villa is the swimming pool, which is flowing into the rice fields. The terrace and tropical plants complete the tropical oasis. The villa is furnished, ensuring that you can move in immediately. With a 27-year leasehold, this villa isn't just a beautiful place to call home, it's a solid investment with excellent potential for rental income.
Where it is
In Residential Side, Canggu.
Agency listing · first seen 4 weeks ago
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