Brand New 2 Bedroom Minimalist Villa for Sale in Kutuh near Pandawa Beach
Kutuh, Uluwatu · 2 Bed · 1 Bath · 98m²
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 villasHigh confidence · 35 villas
Each dot is one of 35 live freehold 2-bedroom villas in Uluwatu with 69 to 127 m² of building; the orange dot is this one, at IDR 2.4B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 172 live 2-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. Not a promise of income. Change the numbers.
Can you rent it out?
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
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
- 2
- Bathrooms
- 1
- Building
- 98 m²
- Land
- 100 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Open
- Built
- 2025
About this villa
This brand-new 2-bedroom villa offers the perfect balance of comfort and style, located in the peaceful area of Nusa Dua, just minutes away from Pandawa Beach and Gunung Payung Beach. Built on a 100 sqm land size with a 98 sqm building size, the villa features a smart modern concept with an enclosed living area and kitchen, creating a cozy and practical space for everyday living. The villa is designed with two bedrooms sharing one bathroom, making it an excellent option for small families, couples, or individuals seeking a private residence in a secure environment. Its clean design and functional layout are complemented by the villa’s location inside a gated complex, ensuring safety, privacy, and peace of mind. Whether used as a private residence or an investment property, this villa is a versatile choice. Available for 25-year leasehold ownership as well as yearly rental, it offers flexibility and great potential for returns. With its prime location near Bali’s most beautiful beaches and easy access to amenities, this property is a solid investment opportunity and a comfortable home in paradise.
Where it is
In Kutuh, Uluwatu.
Agency listing · first seen 4 weeks ago
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