Tranquil 4 +1 Bedroom Villa for Sale in Umalas
Umalas, Canggu · 4 Bed · 3 Bath · 551m²
The key facts
Who owns whatLeasehold · 26 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 → 2052
Price vs similar villasMedium confidence · 21 villas
Each dot is one of 21 live leasehold 4-bedroom villas in Canggu with 21 to 31 years left and 386 to 716 m² of building; the orange dot is this one, at IDR 12B. 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
- 4
- Bathrooms
- 3
- Building
- 551 m²
- Land
- 900 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Open
- Built
- 2013
About this villa
Introducing a rare opportunity to own a stunning 4 + 1 bedroom villa in the peaceful enclave of Umalas. Built in 2013, this villa exudes timeless charm and is designed to offer the ultimate in comfort and relaxation. Set in a serene environment with breathtaking rice field views, this villa provides the perfect escape from the hustle and bustle, while still being close to key amenities. The spacious layout of this villa is perfect for both family living and business use, with ample room for any lifestyle. The ground floor features a guest room with an en-suite bathroom, providing comfort and privacy for visitors. The open-concept living and dining area is perfect for family gatherings or entertaining guests, while the spacious kitchen offers plenty of counter space and storage for all your culinary needs. A working room with built-in storage, which can easily be converted into a 5th bedroom, offering additional flexibility. On the second floor, the master bedroom is complemented by an en-suite bathroom, creating a private sanctuary. Two bedrooms share a spacious bathroom, and a huge family area, connecting all bedrooms, offers a perfect space for relaxation or hanging out. Additionally, there is a loft-style attic for further storage that also you can turn into the 6th bedroom! Parking is available in both the outdoor area and a covered parking space with a roof, providing convenience and protection for your vehicles.
Where it is
In Umalas, Canggu.
Agency listing · first seen 4 weeks ago
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