Riverside Luxury Joglo Estate – Timeless Elegance Near Seminyak

Umalas, Canggu · 6 Bed · 6 Bath · 600m²

The key facts

Who owns whatLeasehold · 39 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 → 2065

Years left39

Cost per year of leaseIDR 828M ≈ IDR 69M / month

Extension optionNot stated · ask

Price vs similar villasLow confidence · 8 villas

median IDR 20B

IDR 8.9BIDR 36B +1 above

Each dot is one of 8 live leasehold 6-bedroom villas in Canggu with 29 to 49 years left; the orange dot is this one, at IDR 32B. 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 −1% to 0% 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 32B

Notary and legal checks≈ IDR 323M–646M

Total≈ IDR 32.62B–32.95B

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?
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: 6
Bathrooms: 6
Building: 600 m²
Land: 1,700 m²
Pool: Private pool

About this villa

Set in a prestigious riverside pocket of Umalas, just minutes from Seminyak and Berawa, this grand 6-bedroom estate offers a rare fusion of traditional Joglo architecture and modern luxury. With over 1,700 m² of land and a long 41-year leasehold, it stands as a premium private residence or boutique investment opportunity. Property Highlights Land Size: 1,700 m² Building Size: 600 m² Leasehold: 41 Years (Valid until 2066) Price: USD $1,800,000 Bedrooms & Bathrooms 6 Bedrooms with ensuite bathrooms 6 Bathrooms total 1 Powder Room for guests 1 Staff/Kitchen Room 1 Office Room 1 Private Cinema Room Location Highlights (approximate drive times) Seminyak Village – 7 minutes Berawa Beach & Finns Beach Club – 9 minutes 7AM Bakery & Café Scene (Bumbak) – 3 minutes Lycée Français de Bali (French School) – 5 minutes French Consulate – 6 minutes Features Elegant Joglo-style architecture with antique accents Enclosed living, dining, and kitchen areas for all-weather comfort Private home cinema and dedicated office space Large 40 m² swimming pool with riverside garden view Fully furnished with curated art pieces Garage parking , fiber optic internet, and 22,000-watt power capacity Cooling via 9 air conditioners , water via drilled well Investment Opportunity This estate is a rare gem offering a peaceful riverside setting, rich Indonesian character, and high-end modern amenities — all within reach of Bali’s most dynamic neighborhoods. With a secure 41-year lease, it is well-suited for luxury living, exclusive retreats, or premium rental income. Contact us now to schedule a private viewing or receive additional details.