Off Plan 3 Bedroom Ocean View Villa with a Rooftop for Sale in Nusa Dua
North Nusa Dua, Nusa Dua · 3 Bed · 3 Bath · 150m²
The key facts
Who owns whatLeasehold · 25 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 → 2051
Price vs similar villasLow confidence · 12 villas
Each dot is one of 12 live leasehold 3-bedroom villas in Nusa Dua with 20 to 30 years left; the orange dot is this one, at IDR 3.1B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 12 live 3-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, 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.
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?
- 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?
- 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
- 3
- Bathrooms
- 3
- Building
- 150 m²
- Land
- 131 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
- Parking
- Closed
About this villa
Off Plan : The construction will commence after purchase with 12-month completion timeline. 3 Units Available : Unit 2 : Land size 200sqm, Building size 150sqm | Leasehold only at IDR 3,535,000,000 Unit 3 : Land size 126sqm, Building size 150sqm | Leasehold only at IDR 3,025,000,000 Unit 5 : Land size 235sqm, Building size 150sqm | Leasehold only at IDR 3,780,000,000
Where it is
In North Nusa Dua, Nusa Dua.
Agency listing · first seen 4 weeks ago
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