Upcoming cliff side two bedroom investment leasehold properties in Pandawa
Uluwatu · 2 Bed · 2 Bath · 101m²
The key facts
Who owns whatLeasehold · 23 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 → 2049
Price vs similar villasHigh confidence · 130 villas
Each dot is one of 130 live leasehold 2-bedroom villas in Uluwatu with 18 to 28 years left and 71 to 131 m² of building; the orange dot is this one, at IDR 4.4B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
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?
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
- 2
- Bathrooms
- 2
- Building
- 101 m²
- Land
- 101 m²
- Pool
- Private pool
About this villa
Introducing an exceptional opportunity to own a modern two-bedroom leasehold property in the sought-after area of Pandawa, perched on a stunning cliffside within a luxurious complex. This upcoming development promises not only breathtaking ocean views but also an unparalleled living experience, designed to captivate investors and residents alike. Each property is thoughtfully crafted with cutting-edge technology, utilizing innovative fiber and light cement materials that ensure durability, sustainability, and a sleek aesthetic. The design emphasizes a seamless blend of contemporary architecture with the natural beauty of the surroundings. The complex offers an impressive array of high-end amenities, including a spa, gym, shops, and a 24/7 concierge service to cater to your every need. For entertainment and relaxation, enjoy the game zone, a pristine pool, and even an artificial surfing spot for surf enthusiasts. With its prime location, world-class facilities, and ocean views, these properties present a rare investment opportunity in one of Bali’s most coveted areas. Introducing an exceptional opportunity to own a modern two-bedroom leasehold property in the sought-after area of Pandawa, perched on a stunning cliffside within a luxurious complex. This upcoming development promises not only breathtaking ocean views but also an unparalleled living experience, designed to captivate investors and residents alike. Each property is thoughtfully crafted with cutting-edge technology, utilizing innovative fiber and light cement materials that ensure durability, sustainability, and a sleek aesthetic. The design emphasizes a seamless blend of contemporary architecture with the natural beauty of the surroundings. The complex offers an impressive array of high-end amenities, including a spa, gym, shops, and a 24/7 concierge service to cater to your every need. For entertainment and relaxation, enjoy the game zone, a pristine pool, and even an artificial surfing spot for surf ent
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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