Stunning Brand new 5-bedroom villa for sale in Tumbak Bayuh
North Side, Canggu · 5 Bed · 5 Bath · 256m²
The key facts
Who owns whatLeasehold · 27 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 → 2053
Price vs similar villasMedium confidence · 16 villas
Each dot is one of 16 live leasehold 5-bedroom villas in Canggu with 22 to 32 years left and 179 to 333 m² of building; the orange dot is this one, at IDR 7.8B. 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
- 256 m²
- Land
- 299 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Open
- Built
- 2025
About this villa
This stunning 5-bedroom villa for sale is located in the desirable area of Tumbak Bayuh, Pererenan, offering a perfect blend of modern luxury and tropical elegance. Built with a contemporary design, the villa features clean architectural lines, expansive glass doors, and a bright, open layout that maximizes natural light and airflow. The spacious open-plan living, dining, and kitchen areas seamlessly connect to the outdoor space, overlooking a beautifully designed swimming pool with a sunken lounge, creating an ideal setting for relaxation and entertaining. Each of the five generously sized bedrooms is thoughtfully designed with en-suite bathrooms, modern finishes, and a calm, resort-style ambiance. The outdoor area is complemented by sun loungers, an outdoor shower, and landscaped surroundings, enhancing the villa’s private and tranquil atmosphere. Situated in a peaceful residential neighborhood, the property remains just a short drive from Pererenan Beach, popular cafés, restaurants, and lifestyle destinations. Offered with a 27-year lease period, this villa presents an excellent opportunity for both private residence and investment, with strong rental potential in one of Bali’s most sought-after locations. Combining location, design, and long-term value, this villa is a rare offering in Tumbak Bayuh, Pererenan.
Where it is
In North Side, Canggu.
Agency listing · first seen 7 days ago
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