Elegant 4-bedroom Villa with Scenic Paddy Field Views in Kaba Kaba
Kaba-Kaba, Tabanan · 4 Bed · 4 Bath · 291m²
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 villasMedium confidence · 26 villas
Each dot is one of 26 live freehold 4-bedroom villas in Tabanan; the orange dot is this one, at IDR 12B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 37 live 4+ 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?
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
- Bathrooms
- 4
- Building
- 291 m²
- Land
- 780 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Discover a spacious 4-bedroom villa nestled in the lush surroundings of Kaba Kaba, Tabanan. Set on 780 square meters of land, this property offers 291 square meters of thoughtfully designed living space, ideal for a relaxed lifestyle. With a LEASEHOLD ownership of 29 years plus an extension, this villa is well-suited for long-term living or investment. Each of the four bedrooms comes with its own ensuite bathroom, providing privacy and comfort. The villa features a private pool measuring 7.3 x 2.6 meters, offering a perfect spot to enjoy views of the surrounding paddy fields. Additional conveniences include a dedicated car parking area of 23.6 square meters, easy access via a private road attached to the lease, and full furnishings that blend style with functionality. With a yellow zoning certificate (SLF), this residential property stands as an inviting retreat amid the beautiful landscapes of Tabanan. PRICE : USD 750.000 for 29 years Leasehold plus extension Show more Show less Freehold Fully Furnished Private Pool Private Garden Updated: 2025-11-26 First Live Date: 2024-11-06
Where it is
In Kaba-Kaba, Tabanan.
Agency listing · first seen 6 months ago
Similar villas nearby
