Serene Riverside Living, Exquisite 3 Unit Villa Complex in Umalas
Umalas, Canggu · 5 Bed · 5 Bath · 1000m²
The key facts
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasLow confidence · 13 villas
Each dot is one of 13 live freehold 5-bedroom villas in Canggu with 700 to 1,300 m² of building; the orange dot is this one, at IDR 60B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
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. 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
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
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?
- 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
- 5
- Bathrooms
- 5
- Building
- 1,000 m²
- Land
- 2,400 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2009
About this villa
Located in the peaceful residential area of Umalas, this remarkable villa complex combines luxury, comfort, and investment opportunity. Spanning 2400 sqm of lush land, the property reflects careful design and planning, offering a perfect retreat just minutes from Bali’s vibrant attractions. Three Elegant Villas: 4-Bedroom, 2-Bedroom, and 1-Bedroom The complex includes three unique villas – a spacious 4-bedroom, a chic 2-bedroom, and a cozy 1-bedroom. Each villa is thoughtfully crafted to blend modern style with Balinese elegance. All bedrooms feature ensuite bathrooms, providing an ideal mix of privacy and shared living space. A highlight of this property is the stunning view of the nearby river, offering a peaceful setting for residents. Whether relaxing by the pool or enjoying the lush garden with a charming gazebo, every part of the complex radiates calm. Conveniently located within walking distance to popular restaurants, quaint cafes, and handy shops, it combines privacy with easy access. Additionally, the beach is only a short 13-minute drive away, giving residents a quick route to Bali’s sunny coastline. Fully furnished and well maintained, this villa complex is a turnkey investment option. The freehold title adds to its attractiveness by providing investors with long-term ownership security. Whether you are an experienced investor or entering the Bali property market for the first time, this complex offers an appealing opportunity for a luxurious home and a profitable investment on the Island of the Gods. Freehold Price: USD 3,600,000
Where it is
In Umalas, Canggu.
Agency listing · first seen 6 months ago
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