Unparalleled high-end Development with Ocean views in Uluwatu
Pecatu, Uluwatu · 3 Bed · 3 Bath · 169m²
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 · 99 villas
Each dot is one of 99 live leasehold 3-bedroom villas in Uluwatu with 25 to 35 years left and 118 to 220 m² of building; the orange dot is this one, at IDR 5.1B. 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?
- What were the actual bookings and costs last year? (Numbers, not projections.)
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 3
- Bathrooms
- 3
- Building
- 169 m²
- Land
- 105 m²
- Pool
- Private pool
- Furnished
- Fully furnished
About this villa
This opportunity combines a sleek, modern design with breathtaking natural vistas. Its architecture features floor-to-ceiling windows that offer expansive, uninterrupted views of the lush landscape and coastline, blending luxury with the beauty of its surroundings. Here, contemporary elegance meets limitless scenery in perfect harmony. Perched on Bali’s southern tip, Uluwatu beckons as an enchanting coastal haven. Its breathtaking shores kiss the vast Indian Ocean, embracing pristine sandy beaches and luxurious hillside villas, drawing in a vibrant expat community. This slice of paradise is renowned for world-class surf breaks, such as the famous Padang-Padang Beach. Iconic beach clubs like Savaya Bali Beach Club and Ulu Cliffhouse add to the allure, making Uluwatu a magnet for both tourists and long-term residents
• Ocean views • Popular local cafes & restaurants • Easy access to beach clubs • 5 minutes to white sandy beach 3 bedrooms / 3 bathrooms 329,000 USD Land size: 105 m2 Building size: 169m2 Features and Inclusions
- Optional villa management
- Private pool
- Semi-outdoor bathroom
- Private parking
- Rooftop bar
- Sunken sofa
- Kitchen with appliances
- Modern tropical design
- Optional furnished
- 30 Year land lease + 30 Year optional extension OPTIONAL ADD-ONS Ice Bath & Sauna $9000 Ideal for fitness-conscious guests who enjoy surfing or intense workouts, offering a refreshing recovery experience. A luxurious addition to your villa, providing a relaxing and rejuvenating space for guests who value wellness. ROI projection available on request Payment plan and Construction: 20% deposit 20% payment at the start of construction 35% progress 20% at 60% progress 10% at 85% progress 10% payment at the completion of construction Floor plan available on request Show more Show less Leasehold Original Condition Fully Fitted Fully Furnished Sea View Electricity Installed Road Access Available Water Installed Garage Aircon Roof Terrace Private Pool Bathtub Sauna Built in Wardrobe Private Garden Western/Euro kitchen Updated: 2025-11-26 First Live Date: 2024-10-24
Where it is
In Pecatu, Uluwatu.
Agency listing · first seen 6 months ago
Similar villas nearby
