Stunning 5 Bedroom Villa with Panoramic Views for Sale in Balangan
Balangan Residential Side, Uluwatu · 5 Bed · 5 Bath · 500m²
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 · 24 villas
Each dot is one of 24 live freehold 5-bedroom villas in Uluwatu with 350 to 650 m² of building; the orange dot is this one, at IDR 13B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
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?
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
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.
The essentials
- Bedrooms
- 5
- Bathrooms
- 5
- Building
- 500 m²
- Land
- 562 m²
- Pool
- Private pool
- Furnished
- Fully furnished
- View
- Ocean
- Parking
- Open
- Built
- 2011
About this villa
Nestled in the serene hills of Balangan, this exquisite 5-bedroom villa offers an extraordinary blend of luxury, comfort, and privacy. Set on a generous 562 sqm plot and boasting a spacious 500 sqm of living space spread across three levels, this property is the perfect sanctuary for those seeking a tranquil lifestyle just minutes from the beach. Originally built in 2011, the villa has been tastefully renovated to meet modern standards, offering a seamless fusion of contemporary elegance and timeless charm. The villa is designed to take full advantage of its elevated hillside location, providing breathtaking panoramic views of the ocean and the city below. Whether you're enjoying your morning coffee on the terrace or relaxing at sunset, the ever-changing scenery is nothing short of mesmerizing. Located at the end of a private complex, this villa guarantees peace and privacy—an ideal escape from the bustle of everyday life. The interior of the villa is nothing less than impressive. The main bedroom features a luxurious double jacuzzi bath, offering the perfect place to unwind in absolute comfort. All rooms are adorned with high-end furnishings by renowned brand Vinoti, adding sophistication and style to every corner. The villa’s layout is thoughtfully planned across three floors, offering both intimacy and spaciousness for families or large groups. Step outside and be welcomed by a stunning infinity pool area, perfect for lounging under the sun or entertaining guests. A beautifully crafted outdoor gazebo offers a shaded retreat for dining or relaxation. For buyers seeking convenience and immediate returns, the villa comes fully managed by a well-known property management company, making it a true turn-key investment opportunity. Just an 8-minute drive to the white sands of Balangan Beach, this villa represents a rare opportunity to own a piece of paradise in one of Bali’s most desirable locations.
Where it is
In Balangan Residential Side, Uluwatu.
Agency listing · first seen 4 weeks ago
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