Luxury 4-Bedroom River & Ricefield Sanctuary in Ubud
Ubud · 4 Bed · 4 Bath · 932m²
The key facts
Who owns whatLeasehold · 28 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 → 2054
Price vs similar villasHigh confidence · 35 villas
Each dot is one of 35 live leasehold 4-bedroom villas in Ubud with 23 to 33 years left; the orange dot is this one, at IDR 12B. 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, and the price spread over the years left. 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
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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 4
- Bathrooms
- 4
- Building
- 932 m²
- Land
- 4,407 m²
- Pool
- Private pool
- Built
- 2022
About this villa
The sound of water flows through this tranquil 4-bedroom estate, set among expansive rice fields, jungle greenery, and a river backdrop just 10 minutes from central Ubud. Completed in 2022 and upgraded with North American-standard waterproofing, the villa blends modern architecture with traditional teak craftsmanship—centered around a peaceful U-shaped courtyard and a saltwater infinity pool. Property Highlights Price: USD 649,000 Title: Leasehold 29 years (3 leased parcels) with permissible renewals Delivery Date: Ready Year of Build: 2022 Location: Ubud area Land Size: 4,407 sqm (44.07 are total across 3 parcels) Building Size: 932 sqm Bedrooms: 4 Bathrooms: 4 ensuite bathrooms Furnishing: Built-in teak king/queen sets and furniture (other furnishing not specified) Building Levels: Single level Living and Dining Area: Open-concept kitchen, living room, and den Kitchen: Open-plan kitchen connected to main living area Swimming Pool: Infinity saltwater pool Car Access: Yes Parking Area: Large lockable garage (can double as studio space) View: Rice fields, jungle, and river/stream views Outdoor/Indoor Entertainment Areas: U-shaped courtyard garden, terraced jungle garden, koi pond with waterfall, walled private gardens behind each bedroom Internet and Cable TV: Available Utility Services: Available Proximity to Amenities: Easy access to central Ubud Local Attractions: Cultural landmarks, dining, and nature destinations nearby Community and Neighborhood: Scenic village road with peaceful local atmosphere Legal and Zoning Information: Leasehold across three parcels Additional Information: Zen entrance door, koi pond and waterfall entry, each bedroom faces the courtyard and has a private walled garden Location & Surroundings Strategically positioned with convenient access to Ubud’s most iconic landmarks and lifestyle destinations:
• 8 minutes to Ubud Monkey Forest
• 10 minutes to Ubud Palace
• 10 minutes to Saraswati Temple
• 12 minutes to Campuhan Ridge Walk
• 15 minutes to Tegallalang Rice Terraces Why This Property Stands Out
• Rare scale: 4,407 sqm land with a 932 sqm villa
• Signature courtyard layout with koi pond entry and infinity saltwater pool
• Dual outlook: terraced jungle/river view on one side, rice fields on the other
• Four ensuite bedrooms plus private walled gardens for each room
• Lockable garage with workbench and ricefield-facing windows—ideal as studio space
• Completed in 2022 and upgraded/waterproofed to North American standards
Where it is
Approximate: Ubud. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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