Ocean View Off Plan 4 Bedrooms Villa for Sale in Bali Nusa Dua Kutuh
South Nusa Dua, Nusa Dua · 4 Bed · 5 Bath · 396m²
The key facts
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 villasLow confidence · 10 villas
Each dot is one of 10 live freehold 4-bedroom villas in Nusa Dua; the orange dot is this one, at IDR 9.3B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 12 live 4+ bed yearly leases in Nusa Dua (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep. 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
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
New builds bought from a developer also carry VAT (PPN).
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?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 4
- Bathrooms
- 5
- Building
- 396 m²
- Land
- 216 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
- Parking
- Closed
About this villa
Off-plan: The construction will commence after deposit and approximately takes 18 months | The show unit for the Ocean View type is now ready - contact us for more details! 2 types available : Garden view A1: land size 259, building size 433sqm at : IDR 9,888,000,000 (Freehold) - IDR 8,404,800,000 (Leasehold) A2: land size 257, building size 433sqm at : IDR 9,888,000,000 (Freehold) - IDR 8,404,800,000 (Leasehold) A3: land size 257, building size 433sqm at : IDR 9,888,000,000 (Freehold) - IDR 8,404,800,000 (Leasehold) Ocean view B7: land size 432, building size 549sqm at : IDR 17,500,000,000 (Freehold) - IDR 14,875,000,000 (Leasehold) B8: land size 216, building size 396sqm at : IDR 9,262,000,000 (Freehold) - IDR 7,872,700,000 (Leasehold) B9: land size 216, building size 396sqm at : IDR 9,262,000,000 (Freehold) - IDR 7,872,700,000 (Leasehold)
Where it is
In South Nusa Dua, Nusa Dua.
Agency listing · first seen 4 weeks ago
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