Refined Elegance Above the Ocean – Sophisticated Leasehold 4-Bed Villa in Ungasan with Breathtaking 360° Rooftop Vistas
Ungasan, Uluwatu · 3 Bed · 3 Bath
- New this week
The key facts
Who owns whatLeasehold · 30 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 → 2056
Price vs similar villasHigh confidence · 194 villas
Each dot is one of 194 live leasehold 3-bedroom villas in Uluwatu with 25 to 35 years left; the orange dot is this one, at IDR 12B. 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.
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
- 3
- Bathrooms
- 3
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
- Built
- 2025
About this villa
Positioned in the prestigious Bukit – Ungasan enclave, this exceptional luxury villa presents a rare and highly compelling opportunity within Bali’s premium real estate landscape. Offered on a secure leasehold until 2056, the property is fully completed and move-in ready—delivering a seamless blend of refined architecture, expansive proportions, and uninterrupted ocean vistas. Completed in 2025 using top-tier materials and sophisticated interior finishes, the villa occupies 330 sqm of land and boasts a substantial 400 sqm of meticulously designed living space. The residence features four generously sized bedrooms, each paired with its own elegantly designed bathroom, plus an additional guest bathroom—ideal for families, executive tenants, or those seeking a luxurious long-term retreat. The enclosed living and dining area has been thoughtfully configured to maximize natural light and airflow, while maintaining privacy and a sense of calm. Clean architectural lines, premium fittings, and a harmonious indoor-outdoor connection create an environment that is both contemporary and inviting. A defining highlight of this property is its remarkable vantage point. The second floor captures sweeping 180-degree ocean views, while the rooftop terrace delivers an extraordinary 360-degree panorama—spanning the Indian Ocean, lush tropical surroundings, and the iconic GWK statue. Elevated above the coastline, the villa benefits from consistent ocean breezes and notably fresh air quality, enhancing everyday comfort and wellbeing. Strategically located, the villa offers immediate access to some of Bali’s most celebrated destinations: just 5 minutes to Melasti Beach, 20 minutes to Uluwatu, 15 minutes to Bingin, 10 minutes to Pecatu, and approximately 30 minutes to Ngurah Rai International Airport. A full range of lifestyle amenities—including restaurants, fitness centers, cafes, pharmacies, and retail hubs—are all within close proximity. Price at IDR 12 Billion until 2056 + Extension option
Where it is
In Ungasan, Uluwatu.
Agency listing · first seen 6 days ago
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