Villa with Ocean and Sunset View in Ungasan
Ungasan, Uluwatu · 6 Bed · 6 Bath · 436m²
- New this week
What a buyer checks, from this listing
Who owns whatFreehold
Freehold (Hak Milik / SHM). Full ownership with no end date. Only Indonesian citizens can hold it. Foreigners can't own freehold in their own name. "Nominee" arrangements (an Indonesian holding it for you) aren't legally protected, and a Bali regulation from February 2026 (Perda Bali 4/2026) bans them, with administrative sanctions.
Freehold: for Indonesian buyers. A foreign buyer’s options:
Through your own company (PT PMA, Hak Guna Bangunan)
A foreign-owned Indonesian company can hold a right to build and use the land (HGB). It usually starts at 30 years and can be extended and renewed. It needs a registered company with the right business licence, and it has setup and yearly costs. Owning through a company does not by itself let you rent the villa to guests: short-stay rental needs its own tourism licence, and the small-villa rental licence is currently closed to foreign-owned companies. Check what's allowed for your structure before you buy.
Right to use (Hak Pakai)
Foreigners can hold a right to use a home to live in (the rules require a valid permit to be in Indonesia, not necessarily a KITAS). It starts at up to 30 years and can be extended and renewed. There's a minimum property price, set by region. Of these options it's the one banks may finance; leaseholds generally can't be.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease
Freehold has no end date: nothing runs down.
Price vs similar villasLow confidence · 10 villas
Each dot is one of 10 live freehold 6-bedroom villas in Uluwatu; the orange dot is this one, at IDR 7.7B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
About 5.5% a year left at the area’s median rent.
From 95 live 4+ bed yearly leases in Uluwatu (Rent Index, September 2026). Not a promise of income. Work out what you’d keep →.
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
Freehold needs an Indonesian buyer. A foreign buyer's own company (PT PMA) adds setup and yearly costs.
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?
- 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
- 6
- Bathrooms
- 6
- Building
- 436 m²
- Land
- 405 m²
- Pool
- Private pool
- Built
- 2018
About this villa
Discover the epitome of luxury living with our stunning AF147 Villa, nestled within an exclusive gated community. This magnificent freehold property boasts breathtaking vistas of the ocean, rolling hills, and mesmerizing sunsets, creating an unparalleled ambiance of serenity and elegance.
Spanning across a generous 405 square meters of land, and with a lavish total built-up area of 436 square meters, this exquisite villa presents a harmonious fusion of opulence and functionality. Impeccably designed and meticulously crafted, every corner of this abode exudes sophistication and comfort.
Step into a realm of indulgence on the first floor, where 4 spacious main bedrooms await, each accompanied by its own luxurious en-suite bathroom. Additionally, a dedicated workspace and study room provide the perfect environment for productivity, while the inviting living room sets the stage for relaxation and intimate gatherings.
Descending to the ground floor, 2 more sumptuous main bedrooms offer unparalleled comfort, complemented by equally lavish bathrooms. The living room on this level opens up to a picturesque private pool, inviting residents to unwind amidst the tranquil surroundings. A well-appointed dining room and kitchen set the scene for culinary delights, while a dedicated maid bedroom and bathroom ensure seamless household management.
Designed for utmost convenience and security, our villa boasts a comprehensive array of facilities. From the peace of mind provided by our one gate system and 24/7 CCTV surveillance, to the convenience of water supplied by both PDAM and drill, every aspect of modern living has been meticulously considered. Residents also enjoy the luxury of triple play services, a water treatment plant, a genset for uninterrupted power supply, and the convenience of a dedicated club house offering a reception area, café, show kitchen, and spa facilities.
Indulge in the pinnacle of luxury living and seize this rare opportunity to call AF147 Villa your home. Experience a lifestyle of unparalleled comfort, convenience, and sophistication amidst the idyllic surroundings of this prestigious address.
Where it is
Approximate: Uluwatu. The agent shares the exact address when you get in touch.
Listed by Alam Dewata Estate · first seen today · View on their site ›
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