Fully Managed 1-Bedroom Villa for Sale in Nyang Nyang, Uluwatu
Uluwatu · 1 Bed
The key facts
Who owns whatLeasehold · 28 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 → 2054
Price vs similar villasHigh confidence · 225 villas
Each dot is one of 225 live leasehold 1-bedroom villas in Uluwatu with 23 to 33 years left; the orange dot is this one, at IDR 3.5B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 42 live 1-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
- 1
About this villa
This is an off-plan opportunity to secure a thoughtfully designed one-bedroom villa in Nyang Nyang, one of Uluwatu’s fastest-emerging hotspots. Positioned to benefit from the area’s rapid transformation, this project offers buyers early entry into a location that is increasingly attracting premium hospitality, lifestyle venues, and sustained visitor demand.
The villa is built on 125 m² of land with a total building size of 56.7 m² and is offered under a 28-year leasehold with a 25-year extension option, providing long-term security and flexibility. Delivery is scheduled for Q4 2026.
The project is developed and will be fully managed by an experienced team with a proven track record in Bingin, where their existing villas are already generating strong performance and documented returns exceeding 12%. While this specific unit does not yet have a rental history, it will benefit directly from the same operational standards, branding, and management systems that have delivered consistent results in nearby Uluwatu markets.
Designed for efficient short-term and mid-term rental use, the villa also appeals to long-stay tenants and lifestyle buyers seeking a low-maintenance property in a high-growth area. Nyang Nyang’s limited supply, combined with increasing demand for well-managed one-bedroom villas, supports strong future rental potential and capital appreciation.
Priced at IDR 3,500,000,000, this villa presents a compelling opportunity to enter Uluwatu’s next growth pocket with a professionally managed, future-proofed asset.
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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