Off Plan Luxury Cliff Front 2 Bedroom Villas with Ocean Views for Sale Leasehold in Pecatu
Pecatu, Uluwatu · 2 Bed · 2 Bath · 177m²
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 · 181 villas
Each dot is one of 181 live leasehold 2-bedroom villas in Uluwatu with 20 to 30 years left and 124 to 230 m² of building; the orange dot is this one, at IDR 4.3B. 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?
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
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
- 177 m²
- Land
- 108 m²
- Pool
- Private pool
- Furnished
- Unfurnished
- View
- Ocean
- Parking
- Open
About this villa
12 units available | Off Plan : The construction will commence after purchase within 12-month construction timeline. Perched above the dramatic cliffs of Uluwatu, these exclusive luxury villas offer a rare opportunity to own a sophisticated tropical retreat in one of Bali’s most prestigious and rapidly growing coastal destinations. Designed to embrace the breathtaking natural surroundings, the villas combine contemporary Mediterranean-inspired architecture with refined tropical living, creating a seamless connection between indoor comfort and the beauty of the Indian Ocean. Thoughtfully designed across multiple levels, each villa features two spacious master bedrooms, both complemented by elegant ensuite bathrooms, making the property ideal for private living, holiday use, or premium rental accommodation. Floor-to-ceiling glass elements flood the interiors with natural light while maximizing views and creating a bright, airy atmosphere throughout the home. The heart of the villa is an inviting open-plan living and dining space, highlighted by a distinctive sunken lounge that overlooks the private plunge pool and sun deck. A modern kitchen with premium finishes completes the living area, offering both style and functionality for everyday living and entertaining. Elevating the lifestyle experience even further, the expansive rooftop terrace features a private jacuzzi and sunset lounge, providing the perfect setting to relax, entertain guests, or enjoy panoramic ocean views as the sun disappears beyond the horizon. Located just minutes from Nyang-Nyang Beach, Uluwatu Temple, Savaya, and some of Bali’s most iconic coastal attractions, these villas offer an exceptional balance of privacy, accessibility, and long-term investment potential. Set within an exclusive boutique community with dedicated parking and carefully planned infrastructure, the development presents a unique opportunity to secure a premium property in one of Bali’s most sought-after cliffside enclaves. Whether as a luxury holiday home, a lifestyle investment, or a high-performing rental asset, these villas embody the very best of modern Uluwatu living.
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 3 months ago
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