Sunset & Rice Field Views from Each Floor – Spacious Villa for Sale in Pererenan
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 20B. 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 in the sought-after neighborhood of Pererenan, this modern minimalist villa offers the best of Bali’s contemporary lifestyle. Known for its vibrant blend of lush rice fields, trendy cafes, boutique shops, and proximity to world-class surf spots, Pererenan has rapidly become one of Bali’s most desirable locations. Despite its growing popularity, this villa enjoys a quiet, strategic position in the area, providing unmatched privacy while being just five minutes from the beach and the lively dining and shopping scenes.
This newly built 4-bedroom villa is thoughtfully designed for luxury and practicality, spanning 750 sqm across three stories on a 470 sqm plot. Spectacular rice field views and stunning sunsets can be enjoyed from every level, from the ground floor to the rooftop, adding to its appeal.
Ideal as a family home, it features a spacious 200 sqm garden and pool area, perfect for outdoor living. The 3×10 meter swimming pool complements the open-plan dining and living spaces, enhanced with high-quality finishes and YKK Japanese windows. Fully furnished, the villa exudes elegance and comfort.
Each of the four bedrooms includes an ensuite bathroom with a bathtub, rain shower, and premium fittings. Additional amenities include two guest toilets, ample storage, and a CCTV system for security. With parking for three cars, including a two-car garage, practicality meets style.
Offered as FREEHOLD for IDR 19,950,000,000, this villa is a rare find. For those not ready to buy, a special 5-year rental option is available for just IDR 3.5 billion, making it an exceptional opportunity to enjoy luxurious living in a prime Pererenan location. Combining unbeatable positioning with refined design, this villa is perfect as a private residence or a lucrative investment in Bali’s thriving property market.
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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