Modern 2 Bedroom Villa Close Gunung Payung Beach – A Great Investment Potential
Kutuh, Uluwatu · 2 Bed · 2 Bath
The key facts
Who owns whatLeasehold · 24 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 → 2050
Price vs similar villasHigh confidence · 451 villas
Each dot is one of 451 live leasehold 2-bedroom villas in Uluwatu with 19 to 29 years left; the orange dot is this one, at IDR 3.6B. 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?
Renting to one tenant for months or years is ordinary residential use. 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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2026
About this villa
This modern 2-bedroom villa in Kutuh sits just minutes from Gunung Payung Beach, one of Bali’s scenic cliffside coastlines known for its calm atmosphere and growing tourism demand. Designed with a clean contemporary style, the villa features an enclosed living space that opens to a private pool area, creating a bright and comfortable setting for daily living or holiday stays. Built with a blend of natural textures, warm wood finishes, and soft neutral tones, the interior delivers a welcoming feel that suits both personal use and rental appeal. Large folding glass doors allow the living room and dining room to flow directly to the outdoor lounge, making the space ideal for relaxing, hosting, or working remotely. The villa includes two well-designed bedrooms with ensuite bathrooms. Each room is equipped with air-conditioning, modern furnishings, and smart storage layout for long stays. The bathrooms follow a minimalist design with stone accents and quality fixtures, combining comfort and style. The kitchen is thoughtfully arranged with ample counter space, built-in cabinetry, and dining area. All spaces are positioned to maximize natural light while keeping privacy inside the property. A private pool, sunbeds, and small garden area complete the outdoor section, offering a quiet retreat without leaving home. From an investment perspective, this area of Kutuh has been gaining attention due to its proximity to premium resorts, Pandawa Beach, Samabe, and several popular beach clubs. The location sits in a peaceful residential area while remaining close to dining spots, supermarkets, and tourism activities. Properties near Gunung Payung Beach benefit from consistent demand for long stays and holiday rentals, especially from guests seeking quieter alternatives to central Bali. With the villa’s modern design and beachside positioning, this unit presents strong potential for capital appreciation and reliable rental income in a developing neighborhood. A few minutes to the main road and easy access to Nusa Dua, Melasti Beach, and airport routes further support the long-term value of the property. Price : USD 205,000
Where it is
In Kutuh, Uluwatu.
Agency listing · first seen 6 months ago
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