Ricefields view 2 Bedrooms villa for sale in Bali, Near Cemagi & Seseh Beach
Residential Side, Canggu · 2 Bed · 2 Bath · 87m²
The key facts
Who owns whatLeasehold · 21 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 → 2047
Price vs similar villasHigh confidence · 148 villas
Each dot is one of 148 live leasehold 2-bedroom villas in Canggu with 16 to 26 years left and 61 to 113 m² of building; the orange dot is this one, at IDR 3B. 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
- 87 m²
- Land
- 69 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2025
About this villa
Tucked away in Cemagi, Munggu, this villa offers a peaceful escape while still keeping you close to Bali's coastal lifestyle. Pantai Munggu is just an eight minute drive away, and the popular beach club and lifestyle spot OMNI is within walking distance, giving easy access to good food, coffee, and sunset hangouts without needing to drive. Directly behind the house lies a magnificent stretch of rice paddy, offering the kind of open green view that is becoming harder to find in Bali's fast growing areas. From the rooftop, the view extends even further, with glimpses of both the ocean and the mountains adding to the sense of space and calm that surrounds the property. The villa is a two story building with two bedrooms, each with its own ensuite bathroom, designed for both comfort and privacy. Construction was just completed in early 2025, so everything feels new and well kept. The layout includes an enclosed living area and kitchen, giving a clean and comfortable indoor space, while the overall design follows a modern style that feels fresh and functional. The villa comes fully furnished, so it is ready to move into or start renting out right away. A spacious rooftop adds another living space for relaxing or entertaining while taking in the surrounding view, and outdoor parking is available for added convenience. This villa is offered for sale on a leasehold basis until 2048, with a 20 year priority extension available based on market price at the time of renewal. The land falls under red zoning, which supports commercial use and adds flexibility for future development or business purposes. Alongside a straightforward sale, the property also works well for yearly rental, making it a flexible option for owners who want either a personal retreat or an income generating asset. With its combination of rice paddy views, rooftop ocean and mountain outlook, walking distance to OMNI, and a brand new build ready for immediate use, this villa suits buyers looking for a fresh, well positioned property in one of Bali's rising areas. Its commercial zoning and flexible lease terms make it a practical choice for both long term living and future investment plans.
Where it is
In Residential Side, Canggu.
Agency listing · first seen 9 days ago
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