New development close to Nunggulan Beach, Uluwatu
Uluwatu · 3 Bed · 175m²
The key facts
Who owns whatLeasehold · 28 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 → 2054
Price vs similar villasHigh confidence · 144 villas
Each dot is one of 144 live leasehold 3-bedroom villas in Uluwatu with 23 to 33 years left and 122 to 228 m² of building; the orange dot is this one, at IDR 5B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 165 live 3-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
- 3
- Building
- 175 m²
- Land
- 145 m²
- Pool
- Private pool
About this villa
Your private sanctuary on the cliffs of Bukit, where modern luxury meets the serene beauty of the coast. Just a 300-meter walk from the shore, these desert-inspired villas bring a refined sense of tranquility to every detail. Expansive floor-to-ceiling glass walls flood the interiors with natural light, creating a seamless connection between indoors and out. Amidst graceful palm trees, sandy textures, and lush cactus gardens, each villa feels like a true oasis. Relax in the villa’s oasis-like pool or take in breathtaking sunsets from your private rooftop. Property Details Ownership: Leasehold 30 years + extention available Total unit: 8 villas – 1 unit left Bedroom per unit: 3 Status: On constructions (60%) per sept 2025 Estimated completion time: March 2026 Location overview Nunggalan, located in the Uluwatu area of Bali, offers a unique opportunity for property investors seeking exclusivity and strong potential returns. Known for its untouched natural beauty, dramatic cliffs, and hidden beach, Nunggalan appeals to high-end tourists looking for peaceful, off-the-grid experiences. Its growing popularity, limited development, and stunning ocean views make it ideal for luxury villas, wellness retreats, or eco-friendly accommodations. While access is still developing, this adds to the area’s charm and exclusivity, positioning it as a smart choice for long-term investment in Bali’s booming southern coast. Last unit available : Plot 7 Price : $ 275.000 Building: 175sqm, Land: 130sqm
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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