Villa Nikara Umalas
Canggu · 4 Bed · 4 Bath
- New this week
What a buyer checks, from this listing
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasHigh confidence · 49 villas
Each dot is one of 49 live freehold 4-bedroom villas in Canggu; the orange dot is this one, at IDR 7.9B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
About 6.1% a year left at the area’s median rent.
Gross yield on a long-term lease, asking prices, before costs, taxes and vacancy (September 2026, 71 listings). From 291 live 4+ bed yearly leases in Canggu (Rent Index, September 2026). Not a promise of income. Work out what you’d keep →.
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
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
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?
- 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
- 4
- Land
- 400 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
IMB Luas Tanah 400 m² SHM (Hak Milik) Menghadap Timur Akses jalan 3,5 meter Ruang tamu tertutup Area makan & pantry luas Dapur lengkap (kompor gas + cooker hood) Guest toilet / powder room Ruang baca Gudang & ruang linen Kolam renang pribadi 12 x 3 meter Area makan outdoor + billiard / BBQ area Kamar staff + dapur & kamar mandi Garasi 2 mobil Sumur bor + pompa Listrik 7.700 watt WiFi high speed CCTV Hikvision Harga Rp 7.900.000.000 (Nego) 4 kamar tidur luas ensuite bathroom AC & water heater di setiap kamar dan Ruang Tamu
Facilities: Bedroom: Air con, Bed, Console table, Wardrobe, Built in Wardrobe; Bathroom: Water Heater, Bathtub, Toilet, Shower, Hot water, Cold Water; Living room: Couch, Flat TV, Air con, Ceiling fan, Internet, Big living room, Enclosed living room; Kitchen: Equipped Kitchen, Dining Table, Refrigerator, Water Dispenser, Stove, Microwave, Oven; Outdoor: Water Pump, Small Garden, Swimming Pool, Outdoor Shower, Garage, Sunbed; Other Facilities: Electric 5500 watt
Where it is
In Canggu.
Listed by Uma di Bali · first seen today · View on their site ›
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