Charming Joglo-Inspired Villa in Pandawa – Spacious Retreat
Pandawa, Uluwatu · 3 Bed · 3 Bath
- New this week
The key facts
Who owns whatLeasehold · 99 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 → 2125
Price vs similar villas
Not enough similar listings to compare this price yet: fewer than 8 live leasehold villas in Uluwatu with 89 to 109 years left.
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?
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
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
- 3
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Situated on a spacious 600 sqm plot in the tranquil Pandawa area, this leasehold villa beautifully combines traditional Joglo architecture with modern amenities. The 244 sqm residence includes three large bedrooms and three bathrooms, each carefully furnished to provide a comfortable and elegant living environment. Featuring a lush garden, a welcoming cabana, and a private swimming pool, this property offers an ideal retreat for relaxation.
The villa comes fully furnished and is equipped with a complete kitchen, perfect for those who enjoy cooking or hosting guests. Additional features include a dedicated study and a billiard room, offering both practicality and entertainment. Every aspect of this home showcases a seamless blend of tropical lifestyle and sophisticated design, making it a rare find in the desirable Nusa Dua area.
Located just 10 minutes from Pandawa Beach, the villa provides a peaceful lifestyle while remaining close to Bali’s scenic coast and amenities. Whether you seek a quiet personal home or a long-term investment, this distinctive villa represents an excellent opportunity in one of Bali’s most sought-after locations.
**Price: Early Bid Offer IDR 6,400,000,000 / 2125**
*(Original price: IDR 6,800,000,000 / 2125)*
*Freehold option available*
**Payment Plan:**
*10% Deposit to BHI Escrow Account*
*• 30% Upon Signing Before the Notary*
*• 30% Upon Completion of Foundation & Steel Structure*
*• 25% Upon Completion of Walls, Roof Installation, and start of MEP*
*• 2.5% Upon Handover*
Where it is
In Pandawa, Uluwatu.
Agency listing · first seen 6 days ago
Similar villas nearby
