Serene Sanctuary: Umalas Freehold Villa Minutes from Batu Belig Beach
Umalas, Canggu · 3 Bed · 3 Bath · 339m²
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 villasHigh confidence · 40 villas
Each dot is one of 40 live freehold 3-bedroom villas in Canggu with 237 to 441 m² of building; the orange dot is this one, at IDR 12B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 643 live 3-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?
- 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
- 3
- Bathrooms
- 3
- Building
- 339 m²
- Land
- 380 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice Field
- Built
- 2016
About this villa
Tranquil Haven: Umalas Freehold Villa Just Minutes from Batu Belig Beach Priced at IDR 11 Billion Discover exceptional elegance in this beautiful freehold villa located in Umalas, one of Bali’s peaceful and upscale neighborhoods. Priced at IDR 11 billion, this property represents a top-tier investment opportunity within Bali’s vibrant real estate market. Built with great attention to detail in 2016, it combines modern sophistication with the area’s calm ambiance, making it a standout option among Bali villas. Spanning 339 sqm of living space on a 380 sqm plot, the villa offers spacious interiors and carefully designed outdoor areas. It features three luxurious bedrooms and four bathrooms, providing privacy and comfort for both residents and guests. The enclosed living area serves as a warm retreat for relaxation and socializing, furnished with premium fittings and ready for immediate occupancy. A key advantage is its proximity to the renowned Batu Belig Beach and the famous Cafe Del Mar Beach Club, placing residents just minutes from premier seaside leisure and entertainment. Furthermore, nearby shopping and dining venues offer added convenience. More than just a lavish home, this villa stands as an excellent investment in Bali’s real estate market, appealing to savvy investors eager to capitalize on the island’s lucrative property sector, as well as those seeking their own piece of paradise in a sought-after location. Its freehold status provides a clear path to property ownership in Bali for foreigners, significantly boosting its investment value. Situated in Umalas, this residence exemplifies premium Bali real estate, blending style, comfort, and a strategic location. Perfect for anyone looking for a serene holiday home, a permanent residence, or a strong investment in Bali property, it represents the height of luxury living and convenience. Explore Bali’s property market with this remarkable estate. Combining contemporary elegance with the island’s natural beauty, it stands among the finest offerings in Bali’s housing market. Take advantage of this opportunity to join Bali’s prestigious property community, where luxury lifestyle and strong investment potential come together in perfect balance.
Where it is
In Umalas, Canggu.
Agency listing · first seen 6 months ago
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