Spacious 6 Bedroom Estate For Sale in the heart of Umalas
Umalas, Canggu · 5 Bed · 5 Bath · 600m²
The key facts
Who owns whatLeasehold · 39 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 → 2065
Price vs similar villasLow confidence · 11 villas
Each dot is one of 11 live leasehold 5-bedroom villas in Canggu with 29 to 49 years left and 420 to 780 m² of building; the orange dot is this one, at IDR 31B. 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
- 600 m²
- Land
- 1,747 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool & Garden
- Parking
- Garage
About this villa
Riverside Luxury Estate with Classic Joglo Elegance in Umalas Tucked away along the serene riverside of Umalas, this expansive 6-bedroom estate blends the timeless elegance of Joglo architecture with the refined comfort of a luxurious tropical retreat. Spanning 1,747m² of land with an 600m² built-up area, this remarkable property offers both grandeur and tranquility in one of Bali’s most sought-after residential enclaves. The estate welcomes you with a stunning Joglo façade, a nod to Indonesia’s rich heritage, while inside, the ambiance transforms into a lavish sanctuary adorned with classic luxury interiors and an exquisite antique art collection. The main living area and kitchen are fully enclosed, ensuring year-round comfort, while a standalone Joglo-style outdoor lounge provides a picturesque setting for relaxation by the vast 40m² swimming pool. Each of the six bedrooms features an ensuite bathroom, with the master suite boasting a walk-in wardrobe for added opulence. For entertainment, the villa is equipped with a private home cinema, making it an ideal residence for those who appreciate both culture and modern indulgence. Prime Umalas Location This estate is situated in one of Umalas’ most prestigious riverside locations, offering both seclusion and convenience. It is just a short drive to Berawa and Seminyak while being within proximity to essential international institutions: French Consulate – approx. 6 minutes by motorbike Lycée Français de Bali (French International School) – approx. 5 minutes by motorbike Bumbak’s thriving café scene – including the famous 7AM Bakery and other well-known dining spots Berawa Beach & Finns Beach Club – under 10 minutes away This property is a rare find, offering a harmonious blend of Balinese tradition, luxury, and modern convenience in one of Bali’s most sought-after riverside settings.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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