Luxury villa development in Ungasan – type standard
Uluwatu · 2 Bed · 143m²
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 · 240 villas
Each dot is one of 240 live leasehold 2-bedroom villas in Uluwatu with 22 to 32 years left and 100 to 186 m² of building; the orange dot is this one, at IDR 5.1B. 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
- 143 m²
- Land
- 202 m²
- Furnished
- Fully furnished
About this villa
An exclusive complex of 9 villas, designed by a renowned Mexican architectural firm ranked in the AD100 global list. The unique blend of Mexican minimalism and Balinese aesthetics creates an atmosphere of comfort and coziness, offering an unforgettable tourist experience. Each villa features unique details: access via a suspended bridge, a “sensory” shower with a 6-meter glass roof, two zen gardens, and custom interior pieces inspired by 1980s Mexico, all with high-tech features. This project is more than just a place to stay; it is a space where every element is designed to foster harmony and inspiration. A yoga space, a children’s playground, and a barbecue area ensure comfort and fun for the entire family. 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: 201.7 sqm Building size: 142.7 sqm Furnishing: Fully furnished and equipped Villa type: 2 bedroom standard level (available 2/6) Pool size: 25 sqm Property Feature Smart home system: remote controlled curtains, water leakage detector, smoke detector, smart lightning, pool light controls, AC Smart Control. Work zone for freelancers German brand sanitary, USA pool equipment Ultra-thin smart pool lights Walls with 7 layers and unique micro-cement technology Water filter system for all house Teak wood doors and furniture Waterproofing membrane using in all foundation K300 concrete in all house made on site with concrete pump machine Imported Chinese aluminium profile sliding door system A garden of varied plants (more than 30 kinds) Amenities Yoga space Barbecue zone Fire place Children playground Also available villa with Ocean view
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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