Modern 2BR Villa w/ Private Pool and Jacuzzi, Coastal Living

Uluwatu · 2 Bed

The key facts

Who owns whatLeasehold · 30 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 → 2056

Years left30

Cost per year of leaseIDR 149M ≈ IDR 12.4M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 362 villas

median IDR 4.5B

IDR 1.5BIDR 7.3B +19 above

Each dot is one of 362 live leasehold 2-bedroom villas in Uluwatu with 25 to 35 years left; the orange dot is this one, at IDR 4.5B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 2-bed yearly lease in UluwatuIDR 18M–33.3M / mo

After typical costs and the lease running downabout 0–2% a year

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?

ZoneNot stated · ask

Building permitNot stated · ask

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

Asking priceIDR 4.5B

Notary and legal checks≈ IDR 44.6M–89.3M

Total≈ IDR 4.51B–4.55B

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
Pool: Private pool

About this villa

This 2024-built villa sits in a curated 20-unit complex where tourism demand keeps climbing and comparable inventory stays tight. You get 100 m² of finished space on 50 m² of land: modern finishes, a private pool, jacuzzi, jungle views, and a full kitchen with separate AC units ready to rent or live in from day one. The 30-year leasehold plus 20-year extension gives you a solid ownership runway; permits are locked in (IMB/PBG and Pondok Wisata complete). Only 7 units remain in the complex, and at this entry price, you're well ahead of Seminyak's cost per square metre. Short-term rental upside is real here, with the beach minutes away and foot traffic building across the peninsula.