Stunning 3 bedroom villa in Pecatu area
Pecatu, Uluwatu · 3 Bed · 4 Bath · 315m²
The key facts
Who owns whatLeasehold · 27 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 → 2053
Price vs similar villasHigh confidence · 61 villas
Each dot is one of 61 live leasehold 3-bedroom villas in Uluwatu with 22 to 32 years left and 221 to 410 m² of building; the orange dot is this one, at IDR 8.4B. 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?
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
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
- 4
- Building
- 315 m²
- Land
- 500 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
A new 3-bedroom leasehold villa in Pecatu, built on a single level and designed for comfortable family living. Set on 500 m² with open living, a fully equipped kitchen, and both a main pool and a kids pool, it offers a practical layout for daily use and rental demand. Ideal for families and investors seeking a well-located South Bali home near beaches, golf, and key lifestyle venues. Property Highlights Price: N/A Title: Leasehold 30 years Delivery Date: N/A Year of Build: N/A Location: Pecatu Land Size: 500 m² Building Size: 315 m² Bedrooms: 3 Bathrooms: 4 Furnishing: Fully furnished Building Levels: Single level Living and Dining Area: Open living room Kitchen: Fully equipped modern kitchen Swimming Pool: Main pool + kids pool Car Access: N/A Parking Area: Private parking for 1 car and several motorbikes View: N/A Outdoor/Indoor Entertainment Areas: N/A Security Features: N/A Internet and Cable TV: N/A Utility Services: N/A Proximity to Amenities: New Kuta Golf 7 minutes; Balangan Beach 8 minutes; Savaya Bali 8 minutes; Bingin Beach 15 minutes; Airport 40 minutes Local Attractions: Balangan Beach; Bingin Beach; Savaya Bali Community and Neighborhood: N/A Legal and Zoning Information: N/A Additional Information: Built with strong materials; family-focused layout Location & Surroundings Located in Pecatu with quick access to South Bali beaches, golf, and key lifestyle venues. The area supports both family living and short-stay demand, with practical driving times to major attractions and the airport. 7 minutes to New Kuta Golf 8 minutes to Balangan Beach 8 minutes to Savaya Bali 15 minutes to Bingin Beach 40 minutes to the airport Why This Property Stands Out Single-level 315 m² layout supporting easy family living and accessibility Large 500 m² land size offering space and privacy Main pool plus kids pool suited for family use and guest appeal Fully furnished setup enabling immediate use or rental launch Open living concept supporting indoor-outdoor lifestyle Strong location metrics near beaches, golf, and major venues Leasehold 30 years supporting longer-term investment planning Get in touch with us for more information or to arrange a viewing.
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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