Serene 4-Bedroom Villa Overlooking Rice Fields – 15 Minutes from Ubud Centre
Kemenuh, Ubud · 2 Bed · 2 Bath
- New this week
The key facts
Who owns whatLeasehold · 21 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 → 2047
Price vs similar villasHigh confidence · 102 villas
Each dot is one of 102 live leasehold 2-bedroom villas in Ubud with 16 to 26 years left; the orange dot is this one, at IDR 6.2B. 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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2021
About this villa
This beautiful, fully furnished villa in South Ubud combines luxury with peaceful surroundings. Listed at USD 400,000, this leasehold property (23 years) is situated on a generous 1000 sqm plot with 370 sqm of built space, completed in 2021. Nestled among tranquil rice fields and just 15 minutes from Ubud’s vibrant cultural hub, it is perfect for those interested in Bali real estate or seeking homes for sale in Bali with a calm residential atmosphere. The villa includes four large bedrooms each with an ensuite bathroom, an extra guest toilet, and a bright, enclosed living and dining area. The fully equipped kitchen adds practicality, while the outdoor area offers a lush garden and a private swimming pool overlooking scenic rice fields. This property distinguishes itself among Bali villas for sale and residential real estate by combining modern comforts with tropical appeal, making it ideal for families or holiday rental purposes. With its prime location and excellent features, this villa presents a valuable opportunity for real estate investors in Bali. Whether purchasing property for lifestyle reasons or investment, this villa offers strong potential returns. As the Bali property market expands, owning this villa provides both an enjoyable living experience and a wise financial investment.
Where it is
In Kemenuh, Ubud.
Agency listing · first seen 6 days ago
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