Oceanfront Luxury with Unmatched Panoramic Views in Pecatu, New Kuta
Pecatu, Uluwatu · 4 Bed · 4 Bath · 576m²
The key facts
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasMedium confidence · 20 villas
Each dot is one of 20 live freehold 4-bedroom villas in Uluwatu with 403 to 749 m² of building; the orange dot is this one, at IDR 29B. 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. Not a promise of income. Change the numbers.
Can you rent it out?
Renting to one tenant for months or years is ordinary residential use. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
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?
- 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
- 576 m²
- Land
- 1,059 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- Built
- 2023
About this villa
Nestled in the tranquil setting of Pecatu, this exceptional freehold villa is a perfect blend of space, light, and stunning panoramic views. Occupying 1,059 sqm of land with a built area of 576 sqm, the villa extends across four floors plus a rooftop, providing uninterrupted ocean vistas, the calming sound of waves, and spectacular sunrise and sunset views. Located directly opposite the signature hole of a world-class golf course, the property also offers mountain, ocean, and GWK views—a full 360° visual experience from the rooftop terrace.
Combining tropical sophistication with modern comfort, the villa boasts an open-plan layout that promotes natural airflow throughout the living areas. Fully furnished with custom teak wood pieces made by Balinese artisans, the home includes four generous bedrooms, five bathrooms, two kitchens, a breakfast nook, enclosed living room, dedicated office, and a lobby. Premium integrated appliances enhance the upscale kitchen and dining areas, while the master bedrooms are ideally situated to capture views of the ocean, golf course, and surrounding nature. The outdoor area, featuring a swimming pool, lush garden, backyard, and barbecue grill, completes the relaxed island lifestyle.
Additional amenities include a laundry room, garage, private parking, and a carport for everyday ease. The property is surrounded by tropical fruit trees such as coconut, avocado, mango, and mangosteen. Designed for convenience, the villa incorporates features like automatic toilets and smooth indoor-outdoor flow. Just a 7-minute drive from Dreamland Beach and Balangan Beach, this villa offers a balance of privacy and proximity to Bali’s southern attractions.
Situated within a gated resort complex with 24-hour security, the villa ensures privacy and accessibility. The area hosts some of Bali’s best dining, wellness, and leisure spots, including top beach clubs, surfing locations, and international schools—all within close distance. Whether you desire a peaceful personal retreat or a profitable rental in one of Bali’s most desirable coastal areas, this villa presents unparalleled opportunity wrapped in timeless style.
**Price: USD 1,700,000 / Freehold**
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
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