Villa for Sale in Pandawa Bali
Nusa Dua · 6 Bed · 2 Bath · 801m²
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 villasHigh confidence · 68 villas
Each dot is one of 68 live freehold villas in Nusa Dua; the orange dot is this one, at IDR 93B. 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?
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
- 6
- Bathrooms
- 2
- Building
- 801 m²
- Land
- 1,729 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Parking
- None
Amenities
- Air conditioning
- Pool
- Kitchen
- Jacuzzi
- Balcony
- Microwave
- Garden
- Terrace
- Dryer
- Workspace
- Gym
- Washing machine
- Fridge
- TV
- Coffee maker
- Housekeeping
- Outdoor shower
- Hot tub
- Security
- Wi-Fi
- Sauna
- Private entrance
- BBQ
About this villa
LUXURIOUS 6 BEDROOMS WITH BREATHTAKING UNBLOCKED OCEAN VIEW VILLAS IN PANDAWA
This Fantastic luxurious Ocean View Villa is consist of six spacious bedrooms and bathrooms. This 2 storeys villa features two distinct private pools on different levels, creating an exclusive ambiance reminiscent of a provate five-star resort
Property Highlight
- FREEHOLD (SHM)
- Fully Furnished
- 24 Hour Security
- Unblocked & Exclusive View
PRICE : $ 5.500.000
Spesifications :
- Land Size 1729 m2
- Building Size 801 m2
- 6 Bedrooms
Where it is
In Nusa Dua. Open in Google Maps
Agency listing · first seen 4 weeks ago
