Refined Freehold Living in Nyanyi – A Sophisticated Two-Bedroom Luxury Villa Designed for Elevated Bali Lifestyles
Nyanyi, Tabanan · 3 Bed · 3 Bath · 176m²
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 · 20 villas
Each dot is one of 20 live freehold 3-bedroom villas in Tabanan with 123 to 229 m² of building; the orange dot is this one, at IDR 7.7B. 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?
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
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?
- 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
- 3
- Bathrooms
- 3
- Building
- 176 m²
- Land
- 176 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
About this villa
Explore a unique chance to own premium Bali real estate with this exquisite freehold, off-plan luxury villa situated in the sought-after Nyanyi area of Tabanan. Priced at USD 450,000 per unit, this exclusive project offers a rare combination of modern luxury, tranquil surroundings, and a strategic location—making it ideal as either a private home or a high-yield investment. Featuring a modern minimalist design, the villa includes two spacious bedrooms and three elegantly designed bathrooms, providing comfort, practicality, and sophisticated style. Built on 176 sqm of land with an enclosed living area of 176 sqm, the layout perfectly balances openness and privacy, suitable for everyday living and entertaining. Floor-to-ceiling panoramic windows measuring 2.8 meters invite ample natural light and showcase lush views, enhancing the home’s spacious and refined atmosphere. A standout feature of the villa is its private rooftop terrace, offering stunning sunset views and a peaceful space for relaxation or socializing. Complementing the indoor areas, the villa also offers a private swimming pool with a deck and a dedicated outdoor barbecue space—ideal for hosting guests or enjoying serene evenings under the stars. Located just five minutes from Nyanyi Beach, the villa is close to popular restaurants, boutique shops, and essential amenities, all while maintaining a calm coastal setting. The property includes full-size private parking for both car and motorbike, ensuring convenience and everyday practicality. Whether you are looking for a secure investment in Bali’s growing real estate market or a sophisticated home in one of the island’s most promising areas, this freehold villa presents an attractive opportunity. Combining strong capital growth potential with lifestyle-focused design, it offers a smart and elegant entry into Bali luxury property ownership. Pre-Sales Price: USD 450,000 Completion Date: Q2 2027 Payment plan: * 40% Down payment * 30% After construction * 30% Upon handover Note: Includes VAT + 1% notary fee
Where it is
In Nyanyi, Tabanan.
Agency listing · first seen 6 months ago
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