Ocean-view Luxury Villa with Smart Home Technology in Uluwatu
Pecatu, Uluwatu · 4 Bed · 4 Bath · 404m²
The key facts
Who owns whatLeasehold · 29 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 → 2055
Price vs similar villasMedium confidence · 22 villas
Each dot is one of 22 live leasehold 4-bedroom villas in Uluwatu with 24 to 34 years left and 283 to 525 m² of building; the orange dot is this one, at IDR 21B. 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, 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
- 4
- Bathrooms
- 4
- Building
- 404 m²
- Land
- 626 m²
- Pool
- Private pool
About this villa
Experience the epitome of modern living in this luxurious four-bedroom, four-bathroom villa boasting a captivating ocean view in Uluwatu. Spanning a generous 626 m² of land with a 404 m² building, this property offers an exclusive lifestyle in a highly sought-after location. This villa features a spacious, well-appointed modern kitchen with top-of-the-line appliances and ample countertop space, perfect for culinary enthusiasts and entertainers alike. The property is designed to be fully integrated with the latest Smart Home technology, allowing for seamless control of lighting, temperature, security, and entertainment systems. With the convenience of remote control via your smartphone or compatible device, you can effortlessly manage these features from anywhere. Conveniently located just a few minutes' drive from the cliff, this villa offers easy access to nearby attractions, including the Six Senses Uluwatu (700 m), Alila Villas Uluwatu (1.5 km), and the New Kuta Golf Club (6 km). For dining and shopping, Savaya is only 1.9 km away, while Bingin Beach is a short 3.5 km drive. The villa also provides parking for one car or two bikes. With a 29-year LEASEHOLD ownership until 2053, with the possibility of extension, this property presents a rare opportunity to own a piece of paradise in one of Bali's most prestigious locations. Don't miss out on the chance to elevate your lifestyle with this exquisite ocean-view villa in Uluwatu. PRICE : USD 1.250.000 offered on a Leasehold basis until 2053 with possibility for extention Show more Show less Leasehold Private Pool Garage Updated: 2025-11-26 First Live Date: 2024-06-21
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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