Stunning Freehold masterpiece in Ubud overlooking the Valley
Ubud · 5 Bed · 6 Bath · 866m²
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 20B. 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?
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
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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 5
- Bathrooms
- 6
- Building
- 866 m²
- Land
- 2,580 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Stunning Freehold masterpiece in Ubud overlooking the Valley Sophisticated and private, this modern architecturally designed property offers stunning sun-set views over the tropical hillside and the river valley below. Set on 2850m2 large plot of land on a Freehold title with stairway to the riverbank and retaining wall below Located in South Ubud with both excellent access to the airport, Sanur and Ubud centre Designed by French architect and built by a German construction company, in a timeless, contemporary design, with high-end quality building materials, amenities, utilities and custom designed tasteful furnishings The main villa is built on 2 levels featuring 5 spacious bedrooms, with private en-suite bathrooms, a large enclosed living and dining area with open-concept kitchen with marble isle. The entire Villa Faces west enjoying uncompromised views over the adjoining patio, sundeck and 15m long infinity pool with spectacular backdrop. Two Koi ponds with an ornamented waterfall bring visual delights and the relaxing sounds of water to the living spaces. Well maintained tropical gardens, a large gazebo, offering plenty of space for recreational activities Ideal for private residence or Commercial use with a proven track record, excellent ratings and sales channels in place Property Information: Freehold (Hak Malik) Land size: 2580m2 Building size: 866m2 IMB - Pandok Wisata Year Built: 2011 West facing Floors: 2 Fully Furnihsed Bedrooms: 5 Bathrooms: 6 Code: BLI 1518 Show more Show less Freehold Original Condition Fully Fitted Fully Furnished Aircon Electricity Installed Maids Room Storage Room Water Installed TV/Home Theatre Garage Security Guard Laundry Room Updated: 2025-11-26 First Live Date: 2023-05-15
Where it is
In Ubud.
Agency listing · first seen 6 months ago
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