6 Units of 2 Bedroom Villa Collection with Rooftop Pools and Expansion Potential in Kemenuh, Ubud
Kemenuh, Ubud · 5 Bed · 7 Bath
- New this week
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 · 21 villas
Each dot is one of 21 live freehold 5-bedroom villas in Ubud; the orange dot is this one, at IDR 32B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 22 live 4+ 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. 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
- 5
- Bathrooms
- 7
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice Field
- Built
- 2024
About this villa
Situated in the tranquil village of Kemenuh, Ubud, this private villa complex offers a unique investment opportunity with freehold ownership spanning 2,980 sqm and a total built-up area of approximately 1,791 sqm. The estate comprises six thoughtfully designed 2-bedroom villas, each providing about 283 sqm of space focused on comfort, privacy, and operational efficiency. Each villa includes a fully equipped kitchen suitable for both short and extended stays, two bedrooms, one full bathroom, an additional shower room, and a generous living area that flows seamlessly within the interior layout. A standout feature of every villa is its private rooftop pool, delivering elevated relaxation with surrounding greenery and a distinctive guest experience that enhances market appeal. Set against Ubud’s peaceful natural backdrop, the design incorporates tropical materials and warm architectural details that harmonize with the environment while ensuring practicality for everyday use and maintenance.
Kemenuh is recognized for its serene atmosphere, lush surroundings, and close proximity to Ubud’s cultural and artistic center, making it an appealing location for visitors seeking a blend of tranquility and convenience. The villas are positioned to support high-performing short-term rental operations as well as longer stays for digital nomads, wellness travelers, or families desiring private living amidst nature. The separation of the main bathroom and extra shower room adds functionality for shared occupancy, while the open living spaces promote natural airflow and light throughout each unit. The rooftop pool further enhances the property’s status as a premium accommodation option, helping each villa stand out on booking platforms and maintain competitive nightly rates with steady demand year-round. The estate’s layout also ensures privacy between units, creating a peaceful and exclusive setting for guests.
In addition to the six existing villas, the property includes two undeveloped plots offering clear potential for future growth. These vacant areas can be developed into two larger luxury villas or four smaller units, providing flexibility to expand the project according to market strategy. This presents an opportunity to increase total inventory, diversify the offering, or raise the estate’s market position over time. With Ubud continuing to attract travelers interested in wellness, culture, and nature-based experiences, this villa collection enjoys strong long-term rental prospects and asset appreciation. Whether managed as a boutique hospitality investment or expanded into a larger villa estate, this Kemenuh property offers a well-structured path for sustainable income, strategic growth, and lasting value in one of Bali’s most sought-after regions.
**Price: IDR 30,000,000,000**
Where it is
In Kemenuh, Ubud.
Agency listing · first seen 6 days ago
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