Luxury Villa Uluwatu with Stunning Views 4 Bedroom
Uluwatu · 4 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 · 85 villas
Each dot is one of 85 live freehold 4-bedroom villas in Uluwatu; the orange dot is this one, at IDR 23B. 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. 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?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 4
About this villa
Luxury Villa with Stunning Views are Airport - Iconic GWK - Ocean View Located this villa Jalan Balangan I - Uluwatu, South Kuta This residence features 4 spacious bedrooms plus a spacious staff bungalow, all with en suite bathrooms, including a sauna in the master bedroom. A beautiful kitchen features imported granite and high-quality appliances. A spacious separate office building with direct views of the iconic GWK complex features antique lamps and high-quality teak cabinets. Every corner of the villa offers breathtaking views, constant fresh air, and easy access to white sand beaches, golf courses, cafes, supermarkets, and 5-star hotels. This perfect and well-maintained residence should be a priority for buyers with a keen eye for detail.
Total Land Area: 17.3 Are/1,730 m2 Building Area: 630 m2 3-Storey 4 Bedrooms with ensuite bathrooms 2 beautifully designed living rooms Beautiful Kitchen Guest powder room Laundry room Garage plus carport Koi Ponds Pool Size 14 m long Spacious backyard (possible to develop new buildings) Balcony Automatic Gate Staff Bungalow Premium furniture
Legal status SHM + IMB Yellow Zone Residential
Price IDR 23 Billion Yearly Return is 10%
For serious buyer only Contact us Spirobali Real Estate
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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