Spacious 4-bedroom Villa in Kerobokan with Rice Field Views
Kerobokan Kelod, Canggu · 4 Bed · 4 Bath · 300m²
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 · 22 villas
Each dot is one of 22 live freehold 4-bedroom villas in Canggu with 210 to 390 m² of building; the orange dot is this one, at IDR 9.3B. 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?
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
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
- 4
- Building
- 300 m²
- Land
- 200 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
This three-story villa, located in the heart of Kerobokan, offers a modern living space on a 200 m² plot with a 300 m² building size. The property is FREEHOLD (SHM) and comes with all necessary permits, including a building permit (PBG) and an environmental feasibility certificate (SLF). With four spacious bedrooms and four bathrooms, this fully furnished villa is designed for comfort and functionality. The living room is bright and inviting, while the dining area comes complete with kitchen cabinetry and a family dining space featuring a bar pantry. The property includes a powder room, adding convenience for guests. The villa is equipped with a 33,000-watt electricity supply, air conditioning, exhaust systems, and both deep well and PDAM water supply. A hot water system ensures comfort, while Biostop, TV, WiFi, and outdoor CCTV provide modern amenities and security. Outside, a Japanese-style plunge pool offers a refreshing escape, surrounded by a small garden with outdoor decking. Parking is available for two cars and two motorbikes. The villa is set against the peaceful backdrop of green rice fields, providing a relaxing atmosphere while still being close to the conveniences of Kerobokan. PRICE : USD 600.000 Show more Show less Freehold Fully Furnished Green View Road Access Available Water Installed Electricity Installed Private Pool CCTV Updated: 2025-11-26 First Live Date: 2024-09-20
Where it is
In Kerobokan Kelod, Canggu.
Agency listing · first seen 6 months ago
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