Beautiful and Spacious 7 Bedroom Villa with Stunning View in Uluwatu

Uluwatu · 5 Bed · 5 Bath

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The key facts

Who owns whatLeasehold · 16 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 → 2042

Years left16

Cost per year of leaseIDR 1.5B ≈ IDR 122M / month

Extension optionMentioned, terms not stated · ask

Price vs similar villasLow confidence · 14 villas

median IDR 8.8B

IDR 1.1BIDR 23B

Each dot is one of 14 live leasehold 5-bedroom villas in Uluwatu with 6 to 26 years left; the orange dot is this one, at IDR 23B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in UluwatuIDR 37.1M–88M / mo

After typical costs and the lease running downabout −5% to −3% a year

From 93 live 4+ 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?

ZoneResidential (yellow)

Building permitNot stated · ask

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

Asking priceIDR 23B

Notary and legal checks≈ IDR 234M–469M

Total≈ IDR 23.67B–23.91B

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: 5
Bathrooms: 5
Pool: Private pool
Furnished: Fully furnished
Built: 2019

About this villa

This stunning 7-bedroom villa is situated in Uluwatu. It is built on 30 are of land, with a building size of 600 sqm, and has a lease until 2043 (with an option to extend). The villa features 7 bedrooms, 6 bathrooms, a large enclosed living area, a fully equipped western-style open-plan kitchen and dining space with seating for 10, and a beautiful infinity pool. Additionally, it includes a home office, gym and yoga area, 2 gazebos for relaxation, a lounge, and a spacious private parking area that accommodates 5 cars. This property is an excellent investment opportunity in Uluwatu.