Upcoming Luxurious 2-Bedroom Villa in Pecatu
Pecatu, Uluwatu · 2 Bed · 2 Bath · 133m²
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 · 163 villas
Each dot is one of 163 live leasehold 2-bedroom villas in Uluwatu with 25 to 35 years left and 93 to 173 m² of building; the orange dot is this one, at IDR 4.5B. 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
- 133 m²
- Land
- 130 m²
- Pool
- Private pool
About this villa
Discover your own slice of paradise in the heart of Pecatu with this stunning 2-bedroom villa, where modern architecture meets lush, tropical serenity. This elegant retreat features a beautifully designed open-concept layout that seamlessly blends indoor and outdoor living. Step into your private oasis surrounded by lush greenery, featuring a sleek swimming pool, sunken lounge area, and stylish sunbeds nestled in soft grass. The villa’s natural wood accents, curved architectural lines, and rich tropical landscaping create a serene and sophisticated ambiance. The open kitchen and dining area are perfect for entertaining or enjoying a quiet meal in the soft evening light. Upstairs, spacious bedrooms offer tranquil views and premium finishes for ultimate comfort. Whether you're looking for a private sanctuary or a high-end investment in Bali's vibrant south, this villa offers an exceptional lifestyle in one of the island’s most sought-after locations.
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Agency listing · first seen 2 months ago
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