Off Plan Luxurious 8 Bedroom Ocean View Villa for Sale in Pecatu
Pecatu, Uluwatu · 5 Bed · 5 Bath · 1177m²
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 · 16 villas
Each dot is one of 16 live freehold 5-bedroom villas in Uluwatu with 824 to 1,530 m² of building; the orange dot is this one, at IDR 53B. 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.
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?
- 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
- 5
- Bathrooms
- 5
- Building
- 1,177 m²
- Land
- 750 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
- Parking
- Garage
About this villa
1 unit available | Off-plan: Estimated completion in March 2027 | Centralized air conditioning system. Discover an extraordinary opportunity to own a premium 8-bedroom villa in the prestigious hills of Pecatu, Uluwatu. This off-plan masterpiece offers a striking balance of modern sophistication, comfort, and timeless architectural elegance. Each of the 8 bedrooms comes with its own luxurious ensuite bathroom, while the master suite features a spacious walk-in closet for ultimate convenience. The villa is crafted using premium materials including marble surfaces, high-grade wood finishes, and reinforced concrete for structural longevity. High ceilings and expansive glass elements accentuate the panoramic ocean views and bring in an abundance of natural light, enhancing the open and luxurious ambiance. The interior boasts a fully furnished, high-end custom design, complete with top-of-the-line appliances, smart lighting, integrated climate control, and advanced security systems. Spa-like bathrooms feature sleek fixtures, double vanities, and generous counter space, offering a personal sanctuary in each room. Entertainment and wellness take center stage with a private cinema room, fully equipped gym, and a personal wellness suite featuring a sauna, jacuzzi, and cold plunge. Outdoors, enjoy your private pool, manicured garden, and a barbeque terrace with a comfortable lounge area perfect for sunset gatherings. The villa is located within an exclusive gated complex that includes a padel court, a shared sauna and cold plunge, and a secure 4-meter-wide private access road. Set in a prime location in Uluwatu—just minutes from world-renowned beaches, surf spots, and fine dining—this villa offers an unparalleled lifestyle investment. With its rare combination of design excellence, resort-style amenities, and unbeatable views, this property is truly one of Pecatu’s finest offerings.
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 4 weeks ago
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