Ocean View Villa in Prime Cliff Side of Uluwatu Thomas Beach
Uluwatu · 2 Bed · 2 Bath
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 villasHigh confidence · 428 villas
Each dot is one of 428 live leasehold 2-bedroom villas in Uluwatu with 24 to 34 years left; the orange dot is this one, at IDR 9B. 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
- Pool
- Private pool
- Furnished
- Fully furnished
- Parking
- None
Amenities
- Wi-Fi
- Air conditioning
- TV
- Fridge
- Garden
- Pool
- Beach access
- Kitchen
- Gym
- Private entrance
- Security
- Outdoor shower
- Housekeeping
- Balcony
About this villa
Guaranteed ocean view, or get your money back!
This exclusive project is brought to you by reputable developer with great track record. Located on a prime cliff front land with direct access to Thomas Beach, this villa is part of a prime development equipped with cliff top gym and wellness center, 24 hours security and concierge, and dedicated parking.
Each unit boasts ocean & sunset view, with generous outdoor space to enjoy the view. With its architectural excellence and modern tropical charm, all villas comes fully furnished and move-in ready. Each villa is ready to enjoy as a private home or a managed investment.
Secure this early bird price and lock in the opportunity to be a part of this exclusive community. Contact us now to arrange a private site visit!
Where it is
In Uluwatu. Open in Google Maps
Agency listing · first seen 4 weeks ago
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