Spacious Villa in Gianyar with Leasehold Ownership
Keramas, Ubud · 3 Bed · 2 Bath · 180m²
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 · 49 villas
Each dot is one of 49 live leasehold 3-bedroom villas in Ubud with 20 to 30 years left and 126 to 234 m² of building; the orange dot is this one, at IDR 3.5B. 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?
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
- 3
- Bathrooms
- 2
- Building
- 180 m²
- Land
- 400 m²
About this villa
This stunning villa, located in Gianyar, offers a comfortable and inviting living experience on a land size of 400 m². Built in 2018, the property features a well-designed building of 180 m², combining modern functionality with a cozy atmosphere. With 3 spacious bedrooms and an additional room, it accommodates family living or visiting guests with ease. The villa includes 2 full bathrooms and an extra half bathroom, providing convenience for daily living. Available under a 25-year LEASEHOLD ownership, this property is an excellent opportunity for long-term investment. For those seeking more flexibility, a 30-year leasehold option is also available at IDR 4,000,000,000 (negotiable). Show more Show less Leasehold Private Garden Updated: 2025-11-26 First Live Date: 2024-09-20
Where it is
In Keramas, Ubud.
Agency listing · first seen 6 months ago
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