Luxuriously Modern Villa 400m to Balangan Beach with Views
Ungasan, Uluwatu · 4 Bed · 5 Bath · 421m²
The key facts
Who owns whatLeasehold · 35 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 → 2061
Price vs similar villasLow confidence · 14 villas
Each dot is one of 14 live leasehold 4-bedroom villas in Uluwatu with 30 to 40 years left and 295 to 547 m² of building; the orange dot is this one, at IDR 15B. 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
- 4
- Bathrooms
- 5
- Building
- 421 m²
- Land
- 440 m²
- Pool
- Private pool
About this villa
Walking distance to Balangan Beach, this 4-bedroom villa with views of the ocean and the golf course nearby presents an unrivalled opportunity for those seeking a coastal luxurious lifestyle. Part of a secure estate of 16 villas, you may opt for LEASEHOLD 35 years and extension options up to 100 years lease. The two-storey villa with its sleek and modern design occupies 440 sqm of land and has a spacious building size of 421 sqm. It features 4 relaxing bedrooms with attached luxurious bathrooms and terraces. High ceilings and large windows ensure the living space is bright and cool. Entertain outdoors by the additional dining and bbq area. The swimming pool is an inviting 7 metres long. The villa also has a modern fitted kitchen, guest bathroom, storage and laundry room and parking for a car and bikes. Indulge in the comfort and modern elegance of this fully furnished property. Rooftop options are also available. This villa will make a tranquil residence for those who appreciate luxury and style as well as a great income generator when placed in the rental market. If your purchase is for investment purposes, worry-free solutions to manage the complete process from handling guest bookings, payment collection, cleaning and maintenance services are provided. Completion of the entire estate is scheduled between 4Q 2024 to 2Q 2025. 1. Building size 421 m2 2. Plot size range from 4.4 are to 7.2 are Nearby: Balangan Beach 500 m, New Kuta Golf 1 km, Dreamland Beach 1.2 km, Taman Rama School 2.2 km, Nourish Café & Pizzeria Ungasan 3.7 km, GWK Cultural Park 4.2 km, Uluwatu Temple 6 km, Airport 7 km. Show more Show less Leasehold Electricity Installed Water Installed Private Pool Updated: 2025-11-26 First Live Date: 2024-05-07
Where it is
In Ungasan, Uluwatu.
Agency listing · first seen 6 months ago
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