Spacious 4-Bedroom Rice Field View Villa for Sale in Pererenan
Beach Side, Canggu · 4 Bed · 5 Bath · 275m²
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 villasMedium confidence · 19 villas
Each dot is one of 19 live freehold 4-bedroom villas in Canggu with 193 to 358 m² of building; the orange dot is this one, at IDR 13B. 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
- 4
- Bathrooms
- 5
- Building
- 275 m²
- Land
- 275 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2024
About this villa
Located in one of Pererenan’s most sought-after residential areas, this spacious 4-bedroom villa offers the perfect balance of modern luxury, comfort, and peaceful tropical living. Positioned within a desirable residential area, the property provides easy access to Pererenan Beach, renowned local cafés, and the vibrant energy of Canggu, all while offering a quiet retreat away from the crowds. Built across three generous levels with a 275 sqm building area, the villa features a thoughtful layout designed for seamless everyday living. The fully enclosed living room and modern kitchen create a comfortable, while large glass windows bring in plenty of natural light and frame uninterrupted, tranquil views of the surrounding rice fields. Each of the four bedrooms serves as a private sanctuary, featuring custom warm wooden furnishings, comfortable seating areas, air conditioning, and its own dedicated ensuite bathroom. Upstairs, an expansive outdoor terrace with comfortable daybeds, high bar seating, and lush tropical greenery offers the ideal vantage point for taking in the surrounding views and enjoying outdoor gatherings at sunset. The private outdoor living space centers around a stunning 31 sqm swimming pool framed by a spacious wooden deck. Perfect for relaxing and entertaining, the area features bright blue sun loungers, an outdoor shower, and a cozy sunken lounge built directly into the deck right beside the pool. The strategic location further enhances the villa’s appeal, putting you just minutes away from Pererenan Beach for surfing, scenic coastlines, and beachside dining. The neighborhood is surrounded by popular dining spots such as Brunch Club Pererenan and Nüde Cafe, while providing quick access to Canggu hotspots including Echo Beach, Batu Bolong, and Berawa. Combining distinctive three-story architecture, panoramic rice field views, and a prime location, this villa represents an exceptional opportunity for families, expats, or investors seeking a property in one of Bali’s most desirable coastal neighborhoods.
Where it is
In Beach Side, Canggu.
Agency listing · first seen 9 days ago
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