Stylish Villa with Jungle, River, and Rice Field Views in Kediri
Bongan, Tabanan · 4 Bed · 5 Bath · 530m²
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 28B. 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
- 5
- Building
- 530 m²
- Land
- 3,200 m²
About this villa
This impressive villa in Kediri, Tabanan, offers a generous land size of 3,200 m2 and an internal building area of 530 m2, not including the pool, garage, and entry sequence. With FREEHOLD ownership, this property features four bedrooms, providing ample space for comfortable living. The captivating views of the river, jungle, and rice fields create a picturesque backdrop. Conveniently located just 7 to 8 minutes from Kedungu Beach and 4 minutes from the Joshua District Intersection, this villa is also within 17 to 20 minutes of the vibrant areas of Pererenan and Canggu. Families will appreciate the proximity to Nyanyi Pro-Ed International School, just 10 minutes away, and the Green School, which is 26 minutes from the property. Designed with a blend of traditional island materials, this home showcases the architect's skill in creating a harmonious environment. The architecture and interiors reflect a clean, modern aesthetic that is both rational and functional. Natural and organic materials enhance the living spaces, featuring dark wood paneling in the kitchen that contrasts beautifully with lighter tones throughout the villa. The master bedroom boasts a custom wardrobe in warm hues, while the loose furniture and lighting maintain a consistent theme of contrast, drawing inspiration from the surrounding natural landscape. This villa is a unique opportunity to enjoy a well-crafted living space in a stunning setting. PRICE : USD 1.850.000 Negotiable Show more Show less Updated: 2025-11-26 First Live Date: 2024-10-07
Where it is
In Bongan, Tabanan.
Agency listing · first seen 6 months ago
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