Rustic Tropical 2BR Villa w/ Ocean Views and Private Pool

Uluwatu · 2 Bed · 2 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

Years left25

Cost per year of leaseIDR 217M ≈ IDR 18.1M / month

Extension optionNot stated · ask

Price vs similar villasHigh confidence · 494 villas

median IDR 4.3B

IDR 1BIDR 7.2B +24 above

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 5.4B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 2-bed yearly lease in UluwatuIDR 18M–33.3M / mo

After typical costs and the lease running downabout −1% to 1% a year

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?

ZoneNot stated · ask

Building permitNot stated · ask

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

Asking priceIDR 5.4B

Notary and legal checks≈ IDR 54.4M–109M

Total≈ IDR 5.49B–5.54B

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: 2
Pool: Private pool
Parking: None

Amenities

Pool
Kitchen
Beach access
Workspace

About this villa

This 2025-built villa sits in a sweet spot: rustic tropical character with three-aspect views (ocean, jungle, sunset) wrapped in modern comfort. Two bedrooms, two bathrooms, and a home office fit neatly across 200m² of fully enclosed, climate-controlled space. The private pool and covered parking signal a move-in-ready mindset, and the kitchen is outfitted with gas cooking plus appliances. One-minute walk to Uluwatu Road means cafés, warungs, and beach access are on your doorstep without feeling touristy. Infrastructure is solid: three water sources (rainwater harvesting, municipal PDAM, truck hauler) and 5.5kW electrical capacity handle daily living reliably. Yellow Zone leasehold on 25 years gives you a clean ownership structure in a neighbourhood moving up fast.