Off Plan 2 Bedrooms Villa for Sale Leasehold in Uluwatu Nyang Nyang
Nyang Nyang, Uluwatu · 2 Bed · 2 Bath · 138m²
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 · 223 villas
Each dot is one of 223 live leasehold 2-bedroom villas in Uluwatu with 23 to 33 years left and 97 to 179 m² of building; the orange dot is this one, at IDR 5.9B. 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.
New builds bought from a developer also carry VAT (PPN).
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?
- When is completion, what's the payment schedule, and what happens if it's late? Which projects has the developer finished before?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 2
- Bathrooms
- 2
- Building
- 138 m²
- Land
- 195 m²
- Pool
- Private pool
- Furnished
- Semi-furnished
- View
- Pool & Garden
- Parking
- Open
About this villa
4 unit available | Walking distance to the beach | Off-plan: The construction will commence after purchase 12 - 14 months construction timeline Optional features such as a sauna, ice bath, or jacuzzi can be added to the villa for $9,000 per item, contact us for more details. Villa A – 195.8 sqm land – IDR 5 932 500 000 Villa B – 207.4 sqm land – IDR 6 107 500 000 Villa C – 219.5 sqm land – IDR 6 107 500 000 Villa D – 229.7 sqm land – IDR 6 282 500 000
Where it is
In Nyang Nyang, Uluwatu.
Agency listing · first seen 6 months ago
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