Off Plan Modern and Affordable 3 Bedroom Villa for Sale In Kutuh
Kutuh, Uluwatu · 3 Bed · 3 Bath · 120m²
The key facts
Who owns whatLeasehold · 60 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 → 2086
Price vs similar villasLow confidence · 12 villas
Each dot is one of 12 live leasehold 3-bedroom villas in Uluwatu with 50 to 70 years left; the orange dot is this one, at IDR 1.9B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 165 live 3-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
- 3
- Bathrooms
- 3
- Building
- 120 m²
- Land
- 157 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Pool
- Parking
- Closed
About this villa
8 units available. 1 show unit will be finished soon | Off-plan: The show unit is estimated to be completed soon, with the remaining units will proceed afterward. Discover an exceptional opportunity to secure a stylish and budget-friendly home in one of South Bali’s most sought-after emerging areas. These 3-bedroom villas in Kutuh offer a rare combination of comfort, modern design, and highly attractive pricing—making them one of the best-value properties in the entire Bukit Uluwatu area. Built on 157 sqm of land with a well-planned 120 sqm building size, each villa is crafted to provide a cozy and practical living experience. The modern design features warm elements, clean lines, and smart spatial flow that creates a soothing and welcoming atmosphere throughout the home. Whether you’re looking for a personal residence, a profitable rental property, or a long-term investment, these villas offer flexibility with both freehold and long leasehold options available. The project is steadily progressing, with one show unit completing soon—allowing prospective buyers to experience the actual quality firsthand. Convenience is a major highlight of the location. The villas are situated within walking distance to Pepito Express, providing easy access to daily necessities. For leisure, you’re just a 10-minute ride from Bali’s most beautiful beaches, including Melasti, Green Bowl, and Pandawa. This perfect mix of calm residential living and quick access to top attractions makes Kutuh an increasingly desirable area for locals, expats, and investors. With its unbeatable price point, functional design, and promising location, this Kutuh villa development stands out as one of the most compelling property opportunities in South Bali today. Secure your unit early and enjoy the benefits of smart tropical living at a truly accessible cost.
Where it is
In Kutuh, Uluwatu.
Agency listing · first seen 7 days ago
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