Modern 2 Bedroom villas in Nyang-Nyang
Pecatu, Uluwatu · 2 Bed · 2 Bath · 120m²
The key facts
Who owns whatLeasehold · 25 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 → 2051
Price vs similar villasHigh confidence · 212 villas
Each dot is one of 212 live leasehold 2-bedroom villas in Uluwatu with 20 to 30 years left and 84 to 156 m² of building; the orange dot is this one, at IDR 3.8B. 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
- Bathrooms
- 2
- Building
- 120 m²
- Land
- 200 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
Modern 2 Bedroom villas in Nyang-Nyang with a big bedrooms and en-suite bathrooms, practical kitchen space opening to a large lounge room offering views to a tropical pool from the upper deck area. Built on a massive 200m2 land block on split levels, to create a greater feeling of openness with a particular focus on the landscaping The villas all offer 2 Bedroom 2 Bathroom Leasehold: 25 years plus another 25 Years option to extend Kitchen and big lounge area Pool with 2 separate deck areas and a pergola Private Parking area Show more Show less Leasehold Original Condition Fully Fitted Fully Furnished Pool View Electricity Installed Water Installed Road Access Available Covered Parking Pool Access Aircon Bathtub Private Pool Private Garden Updated: 2025-11-26 First Live Date: 2023-09-08
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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