3-Bedroom Villa with Ricefield and Mountain Views in Kedungu

Tabanan · 3 Bed · 3 Bath

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 · 55 villas

median IDR 6.6B

IDR 950MIDR 22B +3 above

Each dot is one of 55 live freehold 3-bedroom villas in Tabanan; the orange dot is this one, at IDR 2.9B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 3-bed yearly lease in TabananIDR 24.8M–44.7M / mo

After typical costsabout 7–12% a year

From 64 live 3-bed yearly leases in Tabanan (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?

ZoneNot stated · ask

Building permitNot stated · ask

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

Asking priceIDR 2.9B

Transfer tax (BPHTB)≈ IDR 143M

Notary and legal checks≈ IDR 28.5M–57M

Total≈ IDR 3.02B–3.05B

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: 3
Bathrooms: 3
Pool: Private pool
Parking: None

Amenities

Wi-Fi
Workspace
Balcony
Terrace
Air conditioning
TV
Fridge
Garden
Pool
Microwave
Hot tub
Kitchen
Private entrance
Security
Outdoor shower

About this villa

This villa is a stunning 3-bedroom modern tropical villa located in the serene area of Kedungu. Built on a 100 m² plot with a 148 m² building, the villa offers a stylish two-level design with premium finishes and thoughtful details. The villa features a master bedroom with a bathtub and double faucet, plus two additional bedrooms each with private bathrooms. A spacious open-plan layout includes a custom fully equipped kitchen with an island and breakfast bench, a bright living and dining area, and direct access to the private pool. Specially constructed with red brick materials and equipped with termite protection, the property ensures long-term durability and minimal maintenance. Its private river access, permanent ricefield and mountain views, and peaceful surroundings create a truly unique lifestyle opportunity.