Own the Silence: Freehold Estate Near Kedungu Beach
Tabanan · 3 Bed · 2 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
Each dot is one of 55 live freehold 3-bedroom villas in Tabanan; the orange dot is this one, at IDR 22B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
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?
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
- 3
- Bathrooms
- 2
- Pool
- Private pool
About this villa
Freehold (SHM) | 675 sqm Land | 476 sqm Build | Yellow Residential Zoning Near Kedungu Beach Minutes to Tanah Lot Close to Nuanu Creative City
Nature, Scale & Ownership — Combined Set on 675 sqm of freehold land in the peaceful Kediri corridor, this architect-designed modern minimalist residence offers privacy, presence, and long-term security. Built in 2006 and meticulously maintained, the two-level home spans 476 sqm of refined living space — a scale rarely found in today’s market. This is not a compact development villa. This is a substantial private estate.
Property Highlights
• 3 spacious ensuite bedrooms • 2 bathrooms with bathtubs + rain showers • Guest powder room • Enclosed living & dining areas (seating for 12) • Fully equipped closed kitchen (stove, fridge/freezer, microwave/oven) • Dedicated office / workspace • Washing room & storage • 46,000 watt electricity • Private well water • Semi furnished • Private on-site parking + shared access road
Outdoor Living
• 9 x 4 meter rectangular swimming pool • Landscaped tropical garden • Tranquil fish pond • Expansive patio • Rice field, valley, jungle & mountain views Peaceful surroundings. Natural light. Open sky.
Location Advantage Positioned in Kediri, Tabanan — a low-density residential zone gaining momentum as development expands west.
• 3 km to Kedungu Beach • 4.6 km to Tanah Lot • 5.8 km to Nuanu Creative City Close to destinations, yet far from congestion.
A Strategic Acquisition Freehold land of this size in the Kedungu–Tabanan corridor is increasingly limited. With 675 sqm of land and nearly 500 sqm of built area, this property offers:
• Ownership security • Architectural presence • Immediate livability • Long-term value potential
USD 1,300,000 — Negotiable Serious inquiries only. A rare opportunity to secure scale, title strength, and tranquility in one of Bali’s most promising west-coast enclaves.
Where it is
Approximate: Tabanan. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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