Japanese style villa in Ungasan – 2 bedroom
Uluwatu · 2 Bed · 104m²
The key facts
Who owns whatLeasehold · 27 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 → 2053
Price vs similar villasHigh confidence · 166 villas
Each dot is one of 166 live leasehold 2-bedroom villas in Uluwatu with 22 to 32 years left and 73 to 135 m² of building; the orange dot is this one, at IDR 4.4B. 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, 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
- 2
- Building
- 104 m²
- Land
- 175 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
A harmonious blend of Japanese minimalism and Baltic elegance, featuring nine villas designed by an AD100-ranked architectural bureau. Each villa is a masterpiece where culture meets comfort, offering serene spaces filled with light, air, and sophistication. Property Details Ownership: Leasehold 29 years (until Dec 2054) + 30 year of extention option Construction status: On progress Estimated completion time: June 2026 Land size: 174.6 sqm Building size: 104.1 sqm Bedroom: 3 bedroom Furnishing: Fully furnished and equipped Pool size: 43.75 sqm Guest toilet: Yes Laundry/storage room: Yes Special Features Smart home system: remote controlled curtains, water leakage detector, smoke detector, smart lightning, pool light controls, AC Smart Control. Work zone for freelancers Japanese styled open air bath Natural form pool with enhanced filtration and smart lightning Unique circled waterfall roof Also available 3 bedroom villa in the complex
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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