Elegant Pecatu Villa with Expansive Space and Modern Comforts
Pecatu, Uluwatu · 7 Bed · 7 Bath · 432m²
The key facts
Who owns whatLeasehold · years not stated
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.
Lease
Price vs similar villasHigh confidence · 82 villas
Each dot is one of 82 live leasehold villas in Uluwatu with 302 to 562 m² of building; the orange dot is this one, at IDR 33B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
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?
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
- 7
- Bathrooms
- 7
- Building
- 432 m²
- Land
- 2,400 m²
- Pool
- Private pool
About this villa
Discover the epitome of luxury living in Pecatu with this expansive FREEHOLD villa. Sitting on a generous 2400 square meter plot, this architecturally stunning property boasts a substantial 432 square meter building area. Designed to accommodate both comfort and style, the villa features seven well-appointed bedrooms, each paired with its own bathroom, ensuring privacy and convenience for residents and guests alike. The villa's thoughtful layout is complemented by elegant interiors that open to serene outdoor spaces, creating a seamless indoor-outdoor living experience. The outdoor area is an oasis of relaxation, complete with a lush garden that invites tranquility into this beautiful retreat. Ample parking space for two vehicles adds to the practicality of this home. Each space within the villa is crafted to enhance the sense of luxury, from the spacious living areas that provide a perfect setting for entertainment and relaxation, to the private quarters where comfort and serenity reign supreme. The villa's prime location in Pecatu, known for its breathtaking landscapes and exclusive atmosphere, places it among the most desirable properties in the region. This villa is not just a home; it's a statement of exquisite taste and an investment in a lifestyle that embodies the pinnacle of upscale living. With every detail meticulously designed for the discerning individual, it promises a living experience that is as grand as it is intimate. Show more Show less Leasehold Private Pool Private Garden Updated: 2025-11-26 First Live Date: 2024-08-26
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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