Villa with Pool and Spacious Garden – Leasehold – Umalas Area
Umalas, Canggu · 4 Bed · 3 Bath · 259m²
The key facts
Who owns whatLeasehold · 15 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 → 2041
Price vs similar villasMedium confidence · 20 villas
Each dot is one of 20 live leasehold 4-bedroom villas in Canggu with 10 to 20 years left and 181 to 337 m² of building; the orange dot is this one, at IDR 7.2B. 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?
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
- 4
- Bathrooms
- 3
- Building
- 259 m²
- Land
- 500 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Introduction This 4+1 bedroom villa is located in Umalas on approximately 500 sqm of land, positioned between Canggu and Seminyak. Built in 2019 and recently zoned for tourism, the property is eligible for a Pondok Wisata license, making it suitable for both private residence and rental investment in a strategic residential area. Property Highlights Price: IDR 7.200.000.000 Land Title: Leasehold 17 Years Remaining Until 21 July 2043 Additional notes: not on sell for another 3 years until (2029) Location: Umalas Land Size: 500 sqm Total Land Building Size: 259 sqm Bedrooms: 4+1 Bedrooms Bathrooms: 3.5 Bathrooms Furnishing: Fully Furnished Building Levels: Two Levels Living and Dining Area: Spacious Enclosed Living Area Approx. 102 sqm Kitchen: Fully Integrated Indoor Kitchen Swimming Pool: 9.6 x 4 Meter Private Swimming Pool Car Access: Dual Access from Two Streets Parking Area: Covered Parking for 1 Car or Up to 5 Motorbikes View: Rice Field Views Outdoor/Indoor Entertainment Areas: Semi Open TV Lounge, Pool Deck, L Shaped Garden Security Features: Gated Carport Internet and Cable TV: Available Utility Services: Upgraded Electricity with Additional Meter, Water Supply Proximity to Amenities: Close to Cafes, Beaches, and International Schools Local Attractions: Near Berawa, Batu Belig, and Petitenget Beaches Community and Neighborhood: Quiet Residential Area Adjacent to Rice Fields Legal and Zoning Information: Tourism Zoning Eligible for Pondok Wisata License Additional Information: Built in 2019, Flexible Extra Room for Office or Staff, Laundry Area Location & Surroundings Situated in Umalas, the villa offers convenient access to Canggu and Seminyak while maintaining a peaceful residential setting with rice field surroundings.
• Walking distance to popular cafes
• 10–15 minutes to Berawa and Batu Belig beaches
• Close to international schools
• 5–10 minutes to supermarkets and clinics
• Easy access to main roads Why This Property Stands Out
• Tourism zoning eligible for Pondok Wisata license
• 17 years lease remaining until July 2043
• 4+1 bedroom layout suitable for families
• Large enclosed living space with multiple cooling systems
• 9.6 x 4 meter pool with spacious garden
• Dual street access for convenience
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
Similar villas nearby
