Splendid 5bd Designer villa in Berawa Beach, Canggu

Berawa, Canggu · 5 Bed · 5 Bath

New this week

The key facts

Who owns whatLeasehold · 16 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 → 2042

Years left16

Cost per year of leaseIDR 765M ≈ IDR 63.7M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 38 villas

median IDR 11B

IDR 4.6BIDR 33B +2 above

Each dot is one of 38 live leasehold 5-bedroom villas in Canggu with 11 to 21 years left; the orange dot is this one, at IDR 12B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in CangguIDR 45.8M–91.7M / mo

After typical costs and the lease running downabout −3% to −1% a year

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?

ZoneResidential (yellow)

Building permitNot stated · ask

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

Asking priceIDR 12B

Notary and legal checks≈ IDR 122M–245M

Total≈ IDR 12.36B–12.48B

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?
What were the actual bookings and costs last year? (Numbers, not projections.)

Ask these in writing and keep the answers. An independent notary can check the title for you.

The essentials

Bedrooms: 5
Bathrooms: 5
Pool: Private pool
Furnished: Fully furnished
Built: 2016

About this villa

This beautifully designed 5-bedroom villa in Berawa Beach offers an excellent high-ROI vacation rental investment opportunity. Completely furnished and ready for daily rentals Elegant design 4 bedrooms plus 1 office/TV room that can be converted into a 5th bedroom 4 bathrooms, along with staff WC and storage Spacious land plot with private car parking Rooftop lounge overlooking the rice paddies Only a 10-minute drive to the beach ROI between 13-15% A 30-year lease extension is available at market price.