Upcoming Apartment with Panoramic View Close to Karma Kandara Beach for Sale

Ungasan, Uluwatu · 2 Bed · 3 Bath · 180m²

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 165M ≈ IDR 13.7M / month

Extension optionNot stated · ask

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 2% 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 4.1B

Notary and legal checks≈ IDR 41.2M–82.4M

Total≈ IDR 4.16B–4.20B

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?
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?

Ask these in writing and keep the answers. An independent notary can check the title for you.

The essentials

Bedrooms: 2
Bathrooms: 3
Building: 180 m²
Pool: Private pool

About this villa

Luxurious two-bedroom apartment in Ungasan, first floor priced at $230,000. Semi-furnished with 2 en-suite bathrooms, panoramic living room, dining area, and kitchen. Rooftop features a lounge, dressing room, swimming pool, and bar. Practical amenities include laundry, storage, and parking in a gated building. Water source from PDAM, with 3-year MEP and 5-year construction warranties. Elevate your lifestyle in this contemporary gem. Leasehold lease for 25 year ( extension Guarantee for 20 year )