Beautiful 4 Bedroom Villa Close to Pererenan Beach

Pererenan · 4 Bed · 4 Bath · 296m²

The key facts

Who owns whatLeasehold · 11 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 → 2037

Years left11

Cost per year of leaseIDR 1.2B ≈ IDR 103M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 39 villas

median IDR 5B

IDR 2.4BIDR 23B +2 above

Each dot is one of 39 live leasehold villas in Pererenan with 1 to 21 years left; the orange dot is this one, at IDR 14B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in PererenanIDR 48.5M–108M / mo

After typical costs and the lease running downabout −6% to −3% a year

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, and the price spread over the years left. Not a promise of income. Change the numbers.

Can you rent it out?

ZoneResidential (yellow)

Building permitNot stated · ask

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

Asking priceIDR 14B

Notary and legal checks≈ IDR 136M–271M

Total≈ IDR 13.70B–13.83B

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?
What were the actual bookings and costs last year? (Numbers, not projections.)

Ask these in writing and keep the answers. An independent notary can check the title for you.

The essentials

Bedrooms: 4
Bathrooms: 4
Building: 296 m²
Land: 1,000 m²
Pool: Private pool
Furnished: Fully furnished
Built: 2016

About this villa

This delightful villa is situated in the peaceful and picturesque neighborhood of Pererenan, near Echo and Pererenan Beach, a haven for surfers. It features 4 bedrooms with 3 ensuite bathrooms, a spacious enclosed living room, an open kitchen and dining area, a private swimming pool, a gazebo, a large garden, and is fully furnished. The villa is just a 100-meter walk from Pererenan Beach and represents an excellent business opportunity for anyone seeking a high return on investment in the area.

IDR 12,000,000,000/2038.