Spacious 5 Bedroom Villa for Sale in Bali Umalas
Umalas, Canggu · 5 Bed · 5 Bath · 425m²
The key facts
Who owns whatLeasehold · 37 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 → 2063
Price vs similar villasMedium confidence · 24 villas
Each dot is one of 24 live leasehold 5-bedroom villas in Canggu with 27 to 47 years left and 298 to 553 m² of building; the orange dot is this one, at IDR 9B. 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, and the price spread over the years left. 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
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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 5
- Bathrooms
- 5
- Building
- 425 m²
- Land
- 800 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool & Garden
- Parking
- Garage
About this villa
Nestled in the sought-after area of Umalas, this spacious villa offers an ideal retreat, within walking distance of various amenities like gyms, cafes, and restaurants and just a 5-minute drive from the vibrant Canggu. Sprawled across 8 are land, this single-level villa spans 425 m². Upon entry, a beautifully landscaped garden welcomes you, enveloping the entire property and encircling the swimming pool, creating a serene ambiance. The living room seamlessly merges with the 10-seater dining area, featuring a stylish teak table. An open-plan layout also includes an equipped kitchen adorned with a granite countertop. Boasting four generously sized bedrooms each with an en-suite, this villa ensures privacy and comfort for its residents. Additionally, there's an extra room designated as a laundry area, enhancing the property's functionality. This villa comes fully furnished, ready to provide a serene and comfortable lifestyle. It is available for yearly rental, with the monthly costs inclusive of housekeeping, maintenance, Banjar, bin collection, and unlimited internet, ensuring a hassle-free living experience.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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