Spacious 6 bedroom villa with ricefield view for sale in Canggu Residential side
Residential Side, Canggu · 5 Bed · 5 Bath · 662m²
The key facts
Who owns whatLeasehold · 30 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 → 2056
Price vs similar villasMedium confidence · 23 villas
Each dot is one of 23 live leasehold 5-bedroom villas in Canggu with 25 to 35 years left and 463 to 861 m² of building; the orange dot is this one, at IDR 16B. 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
- 662 m²
- Land
- 1,162 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool & Garden
- Parking
- Garage
- Built
- 2010
About this villa
Tucked away in the peaceful residential neighborhood of Padonan, this expansive 6-bedroom villa offers a rare combination of space, tranquility, and proximity to Bali’s most vibrant areas. Set on a generous 1162 sqm of land with a building size of 662 sqm, the property enjoys wide rice field views and a serene atmosphere, ideal for those seeking a private family home or a luxurious rental investment. Despite its calm surroundings, Padonan is just a short drive from the heart of Berawa and Canggu—giving you easy access to international schools, restaurants, beach clubs, and boutique shopping, all while enjoying a more relaxed, village-like environment. Originally built in 2010 and very well maintained, the villa is fully furnished and move-in ready. It features six spacious ensuite bedrooms, plus one guest toilet, making it perfect for large families or hosting guests. The property offers both enclosed and open-plan living options, an enclosed kitchen, a spacious terrace, and a beautifully landscaped garden. A stunning 16 x 4.5-meter swimming pool faces out to the rice fields, offering a tranquil backdrop for relaxing afternoons or outdoor entertaining. The villa is well-equipped with 10 air conditioning units, internet availability, a drilled water source, and 22,500 watts of electricity, ensuring convenience and comfort for everyday living. Whether you're looking for a stylish personal residence or a premium investment property, this villa presents a versatile opportunity. It is available under both leasehold and freehold titles, making it suitable for various ownership preferences. With its large size, quality upkeep, peaceful setting, and strategic location in the growing residential area of Padonan, this property is a standout option in Bali’s current market—offering all the space and privacy of countryside living while remaining connected to the island’s top destinations.
Where it is
In Residential Side, Canggu.
Agency listing · first seen 7 days ago
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