FREEHOLD 2BR villa in Uluwatu for 199,000
Uluwatu · 2 Bed
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 · 118 villas
Each dot is one of 118 live freehold 2-bedroom villas in Uluwatu; the orange dot is this one, at IDR 3.3B. 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?
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
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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
About this villa
2 bedrooms, living room, kitchen with induction hob
- 2 floors
- Area 110 m2
- Land area 100 m2
Location:
📍 Uluwatu, Goa Gong is a unique area with incredible nature, developed infrastructure and the best beaches of Bali 🏖 7 minutes to Instagram beaches and top world surf spots (closes Melasti) 🏌️ 15 minutes to New Kuta Golf Club 🥗 Within 10 minutes restaurants and cafes, spa, yoga studios, fitness centers, shops and coworking ✈️ 20 minutes to the airport
Villa specifications:
🏡 Private villa with garden 🛋 Fully furnished unit, ready to move in 🌳 Spacious green area and recreation areas 🪟Thick panoramic windows, 8mm 🚪Hand-carved doors 🛋️ Custom made teak furniture 🧱Premium materials (like Terazzo and redwood floor) 👨🍳 Bosch Owen and stove 🫧 Washing and Drying machine ⚡️Lightning rode protection
Terms:
📜 FREHOLD — 80 years with the possibility of extension. 📈 Rental income — from 12% per annum. 🔑 Completion of construction — the property is ready for occupancy 🔥 Hot offer — special price ($240,000) $199,000 (due to moving from Bali)
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Agency listing · first seen 4 weeks ago
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