Nearly finished 3 Bedrooms villa with ricefield view in Bali Ubud
Ubud · 3 Bed · 3 Bath · 180m²
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 · 40 villas
Each dot is one of 40 live leasehold 3-bedroom villas in Ubud with 23 to 33 years left and 126 to 234 m² of building; the orange dot is this one, at IDR 7.5B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 39 live 3-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.
New builds bought from a developer also carry VAT (PPN).
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?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 3
- Bathrooms
- 3
- Building
- 180 m²
- Land
- 462 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Rice field
- Parking
- Open
- Built
- 2025
About this villa
Off-plan: Estimated to be finished in the end of July 2026 Located in the peaceful and culturally rich area of Kemenuh, this villa offers a unique opportunity to experience Bali’s natural beauty while remaining connected to Ubud’s lifestyle and tourism attractions. The area is well known for its lush greenery, traditional village atmosphere, and scenic rice field surroundings, creating a calm environment highly favored by families, wellness seekers, and long-term residents. From this location, residents enjoy convenient access to popular destinations around Ubud, including cafés, wellness centers, art spaces, waterfalls, and cultural attractions, while still benefiting from quieter roads and a more relaxed atmosphere compared to central Ubud. The neighborhood continues to grow as a premium residential and boutique hospitality area, making it increasingly attractive for both living and investment. This three-bedroom modern private villa, currently nearing completion with estimated delivery in Q3 2026, has been thoughtfully designed with a contemporary architectural approach that maximizes both comfort and natural surroundings. Arranged across two stories, the villa enjoys beautiful east-facing orientation, allowing residents to experience refreshing morning light and stunning rice field views directly from the property. The design emphasizes seamless indoor-outdoor living, featuring a private swimming pool, dedicated garden space, and spacious layouts that create a calm tropical ambiance. In addition to the three bedrooms, the villa also includes an additional flexible room that can easily function as a home office, creative studio, or children’s playroom, adding practicality for modern family living. The property benefits from car access and a well-developed surrounding infrastructure, ensuring convenience for everyday use and future rental potential. Offered for leasehold sale until 2054, with possible extension based on future market price, the villa provides strong long-term value in one of Bali’s most desirable green environments. The property also comes with PBG under “Fungsi Usaha”, making it suitable for hospitality or rental operation. Combining contemporary design, rice field views, and the authentic charm of Ubud, this villa presents an excellent opportunity for both lifestyle buyers and investors seeking a peaceful yet strategic Bali property.
Where it is
In Ubud.
Agency listing · first seen 4 weeks ago
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