Upcoming Two Bedrooms Villa well located in Pecatu
Pecatu, Uluwatu · 2 Bed · 3 Bath · 150m²
The key facts
Who owns whatLeasehold · 24 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 → 2050
Price vs similar villasHigh confidence · 202 villas
Each dot is one of 202 live leasehold 2-bedroom villas in Uluwatu with 19 to 29 years left and 105 to 195 m² of building; the orange dot is this one, at IDR 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?
- 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
- 2
- Bathrooms
- 3
- Building
- 150 m²
- Land
- 105 m²
- Pool
- Private pool
About this villa
Pecatu is one of Bali's most sought-after areas . Unique beaches , well-developed infrastructure , iconic beach clubs , and world-class surf spots make it a true magnet for tourist and expats from all over the world . The area's growing popularity continues ti drive demand for rental properties . Pecatu offers a rare combination of nature , privacy and leisure opportunities , ensuring a steady stream of tennats and a high return on investment . Is only El Kabron Bali only 9 minutes , Ulu cliffhouse is only 13 minutes , 14 minutes Single Fin Bali , Spa and Ground Padel is just minutes away . This property is fully furnished with two bedrooms , private swimming pool , panoramic windows , walk-in closets and storage spaces , high quality finishing materials , soundproofing - no shared walls with neighbors , 3.5m high ceilings . This villa has 3 unit , price starting USD 280.000-290.000 depends on the land size and building size .
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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