2 bedroom villa with ricefield view for sale in Ubud
Ubud · 2 Bed · 3 Bath · 210m²
The key facts
Who owns whatLeasehold · 25 yrs left
Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease2026 → 2051
Price vs similar villasHigh confidence · 38 villas
Each dot is one of 38 live leasehold 2-bedroom villas in Ubud with 20 to 30 years left and 147 to 273 m² of building; the orange dot is this one, at IDR 4B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 39 live 2-bed yearly leases in Ubud (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep, and the price spread over the years left. 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
There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.
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?
- How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
- 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
- 2
- Bathrooms
- 3
- Building
- 210 m²
- Land
- 145 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2025
About this villa
Nestled in the serene and highly sought-after area of Pejeng, this exceptional 2-bedroom villa complex offers the perfect blend of contemporary luxury and traditional Balinese charm. Each villa captures breathtaking, unobstructed rice field views, providing an idyllic sanctuary for those seeking peace and natural beauty. Designed with premium finishes, the properties feature spacious open-plan living areas, private swimming pools, and top-tier amenities tailored for high-end island living. Adding to its immense lifestyle appeal, the complex is situated directly adjacent to a scenic jogging track, offering residents a visually stunning route for their daily wellness routines. Positioned along a wide access road, this development represents a highly lucrative investment opportunity with immense rental yield potential, driven by its proximity to Ubud’s premier educational hubs. The property is strategically located just minutes away from renowned international schools, including Empathy School, Future Human School, Ubud Montessori, Wood School, and Little Sunshine, making it an incredibly attractive option for expatriate families. Whether you are looking to expand your luxury rental portfolio or seeking a sophisticated family residence, this villa complex stands out as a premier choice in a rapidly growing market.
Where it is
In Ubud.
Agency listing · first seen 7 days ago
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