Stylish 2-Bedroom Villa in Umalas
Umalas, Canggu · 2 Bed · 2 Bath · 125m²
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 · 17 villas
Each dot is one of 17 live leasehold 2-bedroom villas in Canggu with 32 to 42 years left and 88 to 163 m² of building; the orange dot is this one, at IDR 5.3B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 608 live 2-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?
Ask what the zone allows before counting on rental income. 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
- 2
- Bathrooms
- 2
- Building
- 125 m²
- Land
- 250 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Introduction This 2 bedroom villa is located in Umalas on 250 sqm of land, surrounded by rice fields and private villas. Offering a 6.5 x 3.5 meter pool, landscaped garden, and fully furnished interiors, the property is ideal for residential living or investment, with easy access to Seminyak, Berawa, and Canggu lifestyle destinations. Property Highlights Price: IDR 4.900.000.000 Land Title: Leasehold Until November 2064 (38 years) Location: Umalas Land Size: 250 sqm Building Size: 125 sqm Bedrooms: 2 Bathrooms: 2 Ensuite Bathrooms Furnishing: Fully Furnished Building Levels: Single Level Living and Dining Area: Enclosed Living Area Kitchen: Equipped Kitchen Swimming Pool: 6.5 x 3.5 Meter Private Swimming Pool Car Access: Car Access Available Parking Area: Private Parking View: Garden and Rice Field Surroundings Outdoor/Indoor Entertainment Areas: Landscaped Garden and Pool Area Security Features: Quiet Residential Setting Internet and Cable TV: Available Utility Services: Private Well Water Source, 7,700 kW Electricity Capacity Proximity to Amenities: Minutes Drive to Seminyak, Berawa, and Canggu Local Attractions: Close to Beach Clubs, Cafes, and Restaurants Community and Neighborhood: Established Residential Area Surrounded by Villas Legal and Zoning Information: IMB Available, Leasehold Agreement and Drawings Available Additional Information: Built 2015, Completed June 2016 Location & Surroundings Situated in Umalas, the villa offers a peaceful environment while remaining close to key lifestyle hubs. The area is known for its privacy and strong rental demand.
• Short drive to Berawa
• Easy access to Seminyak
• Close to Canggu area
• Near cafes and international restaurants
• Surrounded by rice fields and private villas Why This Property Stands Out
• 38 year lease until November 2064
• Prime Umalas location between major hubs
• Fully furnished and ready to move in
• Private pool with landscaped garden
• Quiet setting with rice field surroundings
• Strong rental demand for long and short term stays
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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