Off-plan 2BR Modern Villa Near Nunggalan Beach
Uluwatu · 2 Bed · 3 Bath
The key facts
Who owns whatLeasehold · 25 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 → 2051
Price vs similar villasHigh confidence · 494 villas
Each dot is one of 494 live leasehold 2-bedroom villas in Uluwatu with 20 to 30 years left; the orange dot is this one, at IDR 3.6B. 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
- 3
- Land
- 125 m²
- Pool
- Private pool
- Furnished
- Semi-furnished
- Parking
- None
Amenities
- Air conditioning
- Private entrance
- Pool
- Beach access
- Kitchen
- Fridge
- Ceiling fan
- TV
- Terrace
- Microwave
- Outdoor shower
- Workspace
- Wi-Fi
About this villa
This new project presented by reputable Spanish developer is set to be delivered within 12 months period. Located in the secluded area of Nunggalan Beach, it's just a short ride to Uluwatu famous spots like Nyang Nyang Beach, Uluwatu Temple, Padang Padang and Bingin Beach.
Land size 125sqm Built size 110sqm 2 beds | 3 baths Semi-furnished Open living concept with clean aesthetic Premium materials and equipment Private pool
Priced competitively at USD 220,000 for 25 years lease Only 3 units available, contact us now for a site visit!
Where it is
In Uluwatu. Open in Google Maps
Agency listing · first seen 4 weeks ago
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