4 Bedroom Freehold Riverside Villa in Bali
Pererenan · 4 Bed
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 · 11 villas
Each dot is one of 11 live freehold 4-bedroom villas in Pererenan; the orange dot is this one, at IDR 18B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 18 live 4+ bed yearly leases in Pererenan (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
- 4
- Pool
- Private pool
About this villa
Set within a private villa complex, this property showcases a traditional Balinese design with a spacious open-air pavilion, high alang-alang roofs, natural timber finishes, and tropical landscaping throughout the grounds. The layout embraces indoor-outdoor living and creates a relaxed atmosphere surrounded by mature trees and lush greenery. A long private pool forms the centerpiece of the villa and connects seamlessly with the living and dining areas.
Located in a peaceful riverside setting, the villa offers a sense of privacy while remaining connected to Bali’s residential and lifestyle destinations. The established garden creates a natural buffer around the property and enhances the tropical environment. This freehold villa has been used privately by the owner and has been maintained as a personal residence rather than a rental property. Construction is currently taking place across the river, while dense vegetation on the villa side helps soften direct views from the opposite bank.
Property Highlights
• Traditional Balinese Architecture
• Freehold (SHM)
• Land Size: 650 sqm (6.5 Are)
• 4 Bedrooms
• Open Living Area
• Private Swimming Pool
• Kitchen Area
• Partly Furnished
• Riverside Setting
Where it is
Approximate: Pererenan. The agent shares the exact address when you get in touch.
Agency listing · first seen 4 weeks ago
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