Balangan Villa with Expansive Land and Contemporary Design
Jimbaran, Uluwatu · 3 Bed · 4 Bath · 156m²
The key facts
Who owns whatLeasehold · 23 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 → 2049
Price vs similar villasHigh confidence · 114 villas
Each dot is one of 114 live leasehold 3-bedroom villas in Uluwatu with 18 to 28 years left and 109 to 203 m² of building; the orange dot is this one, at IDR 3.7B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 165 live 3-bed yearly leases in Uluwatu (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
- 4
- Building
- 156 m²
- Land
- 162 m²
- Pool
- Private pool
About this villa
Situated in the Balangan area, this villa offers a spacious living environment with a land size of 162.8 m2 and a building size of 156 square meters. Designed with two floors, the villa includes three bedrooms, each accompanied by an en-suite bathroom, providing comfort and privacy. The property features a 10-meter pool, perfect for relaxation and leisure, along with a semi-furnished interior that allows for personalization. A 35-meter balcony on the second floor offers additional outdoor space, ideal for enjoying the surrounding views. This property is set for delivery in September 2024 and comes with a lease expiration date of 06 July, 2049. The villa is conveniently accessible via a main road of 5 meters and a side road of 4 meters, with guaranteed access for the duration of the lease and any extensions. Each villa is equipped with private, covered parking that accommodates at least one car and multiple bikes, ensuring convenience for residents. PRICE : USD 235.000 offered on a Leasehold basis until 06/07/2049 with guaranteed extension 25 years. Show more Show less Leasehold Partially Furnished Electricity Installed Water Installed Road Access Available Balcony Terrace Bathtub Private Pool Barbeque Area TV/Home Theatre Roof Terrace Updated: 2025-11-26 First Live Date: 2024-08-27
Where it is
In Jimbaran, Uluwatu.
Agency listing · first seen 6 months ago
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