Boutique Loft Villas on the Bukit Clifftop
Ungasan, Uluwatu · 2 Bed · 2 Bath · 45m²
- New this week
What a buyer checks, from this listing
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 · 446 villas
Each dot is one of 446 live leasehold 2-bedroom villas in Uluwatu with 20 to 30 years left; the orange dot is this one, at IDR 2.3B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
On a leasehold, the price also buys a lease that runs out: IDR 92.3M per year.
About 4.3% a year left at the area’s median rent, after the lease running down.
Gross yield on a long-term lease, asking prices, before costs, taxes and vacancy (September 2026, 152 listings). From 175 live 2-bed yearly leases in Uluwatu (Rent Index, September 2026). Not a promise of income. Work out what you’d keep →.
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.
New builds bought from a developer also carry VAT (PPN).
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?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Building
- 45 m²
- Land
- 47 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Set along a quiet garden lane on the peaceful clifftops of Bukit, this boutique collection of just 12 private villas offers a refined approach to tropical living combining architectural simplicity, privacy and effortless indoor-outdoor living.Located just a 10-minute drive from Melasti Beach, the development enjoys a tranquil setting away from the busy tourist streets, while remaining within easy reach of Bali’s celebrated beaches restaurants and lifestyle destinations. The two-level layout makes intelligent use of the compact footprint while maintaining an open and spacious feeling.The ground floor features an open-plan living and kitchen area that opens toward the private courtyard and plunge pool. Above, the loft bedroom floats over the living volume, creating a distinctive architectural feature while giving the bedroom a greater sense of separation and privacy.
Villa Specifications
Land Size : 36–47 m² Building Size: 40–45 m² Leasehold : 25 years + 15-year extension Completion : Approximately 12 months Condition : Fully furnished Status : Off-plan Price : USD 99,000 – USD 129,000 Progressive payment plan Ref ID YO235A
All villas are delivered within a Pink Zone area, offering an attractive combination of location, lifestyle and investment potential in one of Bali’s most sought-after southern coastal regions.
Where it is
In Ungasan, Uluwatu.
Listed by Alam Dewata Estate · first seen today · View on their site ›
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