Spacious 8 Bedrooms Joglo Style Villa for Sale Freehold in Bali Jimbaran

Southeast Jimbaran, Uluwatu · 5 Bed · 5 Bath · 550m²

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 · 20 villas

median IDR 18B

IDR 2.9BIDR 35B +1 above

Each dot is one of 20 live freehold 5-bedroom villas in Uluwatu with 385 to 715 m² of building; the orange dot is this one, at IDR 7B. Prices are what sellers are asking today.

If you rent it out long-termEstimate

Typical rent, 4+ bed yearly lease in UluwatuIDR 37.1M–88M / mo

After typical costsabout 4–10% a year

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?

ZoneResidential (yellow)

Building permitNot stated · ask

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

Asking priceIDR 7B

Transfer tax (BPHTB)≈ IDR 350M

Notary and legal checks≈ IDR 70M–140M

Total≈ IDR 7.42B–7.49B

Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.

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?
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.