A Hidden Sanctuary in Umalas: Where European Sophistication Meets Balinese Splendor

Bali Villa May 23, 2025 10 Min Read

👉 Spacious 6 Bedroom Estate For Sale in the heart of Umalas - RF6872

This is more than a home—it’s a masterpiece. A 6-bedroom estate that blends timeless European elegance with the wild charm of the tropics. Set on 17 are of lush land, the villa offers 800 square meters of beautifully designed space. The experience feels both cinematic and exclusive.

Elegant yet warm, the estate speaks through textures. Aged wood, hand-laid brick, soft fabrics, and Bali’s golden light fill the space. It’s made for rituals and indulgence—quiet morning coffees and spirited midnight talks. Sophistication comes naturally here, and beauty lives in every detail.

The Art of Living, Hosting, and Retreating

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At the heart of the estate is a garden sanctuary. A sculpted landscape where emerald lawns meet the shimmer of a turquoise pool. The pool’s curved shape, bordered by natural stone and tropical plants, invites calm. Whether sunbathing, swimming, or relaxing under the pergola, this outdoor space becomes the soul of the home.

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Next to the pool, a breezy alfresco dining terrace adds another touch of luxury. It features a natural timber table, bench cushions, and woven blinds. This shaded corner is ideal for casual lunches, sunset dinners, or morning coffee with a view. Overlooking the pool and the villa’s tiered roofline, it brings you close to nature while maintaining comfort.

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Step indoors to a living room that feels like a calm gallery. Vaulted ceilings feature exposed timber beams. These beams add architectural drama. Oversized windows draw the outdoors in. The refined palette includes soft creams, tactile woods, and curated antiques. It welcomes flowing conversations and afternoon light dancing on polished floors. A billiards nook sits just off the living area, which blends leisure and sophistication.

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The kitchen is a symphony of form and function. Under brick archways, twin islands offer ample space for preparation and gathering. Sleek countertops, artisanal shelving, and warm lighting make this kitchen both inviting and efficient. It’s the kind of space where recipes are passed down and feasts are created.

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Adjoining this, the dining hall is a visual poem. Beneath a vaulted terracotta ceiling, a long rustic table is flanked by antique-upholstered chairs. It is a room of celebration, ideal for everything from intimate dinners to candlelit parties. The design encourages lingering: wine, laughter, and stories that stretch deep into the night.

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The crown jewel of entertainment? A bespoke cinema room. Deep leather recliners and acoustically treated walls set the stage. Ambient lighting completes the cocoon of immersive luxury. Whether you screen a Hollywood classic or a family favorite, the experience is wholly transportive. It is a rare indulgence in any private residence.

A Master Suite Worthy of Reverie

The villa’s master bedroom is a retreat within a retreat. Anchored by a stately four-poster canopy bed and wrapped in high, wood-beamed ceilings. It is both commanding and serene. Every design choice—from curated artwork to subdued, earthy tones—whispers of elegance.

What sets this suite apart is its integrated lounge. It is a sunlit corner with plush armchairs and garden views. It echoes the quiet luxury of a Parisian salon. Ideal for morning reading or a contemplative pause between the day’s pleasures.

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Connected to the bedroom, the spa-like ensuite elevates daily routines to rituals. A freestanding ivory-and-sage tub sits beneath windows framing banana leaves. Raw textures and natural light create a sanctuary, not a washroom. Arched windows reveal tropical greenery, while a rainfall shower and stone basin delight.

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One of the additional bathrooms stands out for its dramatic contrast. Clad in dark marble, it features twin natural stone vessel sinks, floor-to-ceiling mirrors, and expansive steel-framed windows. These windows draw in light and lush greenery. This space is equal parts spa and statement. It offers a refined balance of bold architecture and natural texture. Guests enjoy a luxurious retreat of their own.

Additional Ensuite Bedrooms: Character and Comfort in Every Corner

Beyond the master, five additional ensuite bedrooms await. Each offers its distinct character. The Garden View Suite is soft and bright. It features pale tones and direct outdoor access. The Colonial Room exudes vintage elegance. Patterned tiles, crisp whites, and carved wooden furnishings define its charm. The Artist’s Retreat brings a playful, contemporary twist. Bold wall art, open shelving, and creative energy complete the look. Each room includes a private bathroom. All offer direct views or access to the villa’s lush surroundings, so every guest feels part of this tranquil escape.

A Rare Investment in Lifestyle and Location

This estate is more than architecture—it is an opportunity. With a rare 41-year leasehold, its long-term potential is as impressive as its design. The villa sits just minutes from Petitenget and Berawa Beaches, and Bumbak’s iconic restaurants and cafes, including 7 AM Bakery. It balances privacy with unmatched convenience. The Lycée Français de Bali and the French Consulate are nearby, enhancing its international appeal. In Bali’s fierce luxury market, homes of this caliber—where aesthetics, function, and investment value align—are extremely rare. This villa doesn’t just offer a lifestyle. It offers a legacy.

A Hidden Sanctuary in Umalas: Where European Sophistication Meets Balinese Splendor

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An Insider’s Guide to Bali Luxury Villas

Bali Property Advice March 18, 2022

Luxury villas in Bali: what you need to know

Is there a better way to enjoy living in the world’s favorite holiday destination? Staying in the best villa that money can buy is certainly one of them. Bali’s incredible collection of luxury villas have something for everyone, from picturesque cliffside estates with panoramic views in Uluwatu to absolute beachfront mansions in Canggu.

Whether you need one for a short getaway, long-term investment, or private residence, let us guide you on a quick overview at Bali luxury villas first.

What sets luxury villas apart from regular villas?

The most obvious difference is in their exceptional design and premium build quality which is far superior than a typical holiday villa. Construction cost of a luxury villa can exceed $1.000 per square meter due to the use of top-grade materials, which commonly include real marble/hardwood flooring, solid wood furniture, imported European appliances, high-end sanitary wares and electronics, as well as exclusive facilities (ie. sauna, cinema room, rooftop bar). Unlike 15 years ago, contemporary luxury villas are furnished with the finest quality custom furniture often made of either teak or ironwood which are extremely durable.

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It’s easy to find a luxury villa with a rice field view for sale in Bali, and you can find a good selection in Canggu, Umalas, and Pererenan. On the other hand, Bali beachfront villas are rarely offered for sale because they are very lucrative for rental business and generally enjoy a high occupancy rate. If you really want to have the best view, consider buying a luxury villa in Bukit Peninsula/Uluwatu as their cliffside ocean view villas offer truly unique experiences unlike anything else in Bali.

Are luxury villas worth investing in?

Absolutely. Luxury villas are very profitable for short-term and long-term rental as their unique design enables them to demand a higher rent price. The demand for luxury villas continues to increase while the supply remains low, and the luxury rental market that used to be centered in Seminyak has now expanded to Canggu, Uluwatu, and even Pererenan.

Another important aspect to consider when investing in luxury villas is large space as there is a lack of spacious villas with 5+ bedrooms in the upscale rental market. Groups looking for a private venue big enough to host weddings, family events, or small yoga retreats are limited to renting a hotel or multiple small villas instead due to the lack of options, and the market could use more large luxury villas to keep up with the increasing demand.

How much is the price of a luxury villa in Bali?

The rent price of luxury villas in Bali varies depending on the location and amenities. In Canggu, the daily rate of luxury villas can be around $800 per night for a resort-style villa with a spacious garden and up to $3.000+ per night for a private beachfront villa. As for yearly rental, you can expect between $60.000 and $200.000 per year.

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Luxury villa rentals in Seminyak are more expensive than in Canggu, with its one-and-only private beachfront villa charging between $4.000 to $6.000 per night. It’s really difficult to find a luxury villa for sale leasehold in Seminyak if you’re looking to buy one, and the price of freehold properties in the area are among the most expensive in Bali.

Many luxurious off-plan villas for sale are offered as turnkey properties which are purpose built for passive investment rather than residence, with the owner typically allowed to stay in the property for a certain period of time per year and the villa’s management will rent it out for the owner. In short, you will have a luxurious vacation home that generates rental income on its own.

Feel free to browse our luxury villa collection if you are looking to buy or rent one, and do not hesitate to contact us for more information on luxury villas.

Disclaimer: The content of this publication is provided as general information only and does not constitute legal, financial, tax, or other professional advice from Bali Home Immo. Past performance is not indicative of future performance and should not be relied upon as a basis for an investment decision. Some of the information provided on this publication is obtained from a third-party source and we do not guarantee that the content of this publication is accurate, complete or up to date.

What Are the Risks of Buying Property in Bali as a Foreigner?

Bali Property Advice May 05, 2025 10 Min Read

Bali's real estate market continues to attract foreign investors seeking opportunities in one of the world's most desirable tropical destinations. However, purchasing property in Bali as a foreigner involves navigating complex legal frameworks, regulatory restrictions, and potential market risks. Unlike Indonesian citizens, foreigners are subject to specific ownership limitations, requiring a thorough understanding of property laws and investment structures. This article provides a comprehensive analysis of the key risks associated with buying property in Bali as a foreigner, backed by reliable data and legal insights to help investors make informed decisions.

Legal Restrictions on Property Ownership

Indonesia has strict property ownership laws that prevent foreigners from owning land under a Hak Milik (freehold title), which is the strongest form of land ownership. Instead, foreigners can only acquire property through alternative legal structures, such as:

Hak Pakai (Right to Use) – Allows foreigners to lease land for a period of 30 + 20 + 20, typically used for residential purposes.
Hak Guna Bangunan (Right to Build – HGB) – Grants the right to construct and own a building on leased land, often structured through a foreign-owned company (PT PMA).
Leasehold Agreements – A widely used option where foreigners lease property from Indonesian owners for a fixed term (typically 25–30 years), with an option to extend.

Using a nominee ownership structure, where a foreign buyer places property under the name of an Indonesian citizen, is illegal and exposes the foreign investor to serious legal risks. According to Indonesian Private Law, in conjunction with the Indonesian Agrarian Law, such agreements are unenforceable as they fail to meet the requirements of a legally binding contract. In this context, the nominee arrangement is considered a form of circumvention of the law (penyelundupan hukum)—an act made in bad faith to bypass statutory restrictions on foreign ownership. Consequently, the practice is deemed illegal and may result in the foreign party having no legal claim or protection, while the nominee retains full legal ownership of the property.

Additionally, this arrangement creates further risks in the event of a dispute between the foreign investor and the nominee. Since the property is not legally owned by the foreigner, they have no legal protection, and the nominee could claim full ownership. This lack of security puts the foreign investor at a severe disadvantage and may lead to the total loss of their investment.

Potential Risks and Challenges

1. Legal Uncertainty and Ownership Risks

Foreign buyers who fail to use the correct legal structure may face ownership disputes or contract nullification. The Indonesian government has enforced stricter regulations on property ownership, increasing scrutiny over nominee arrangements. Legal challenges can arise if ownership documentation is incomplete or not properly registered. (Source: Indonesia Investment Coordinating Board (BKPM)).

2. Property Scams and Fraudulent Transactions

There have been multiple cases of fraudulent real estate transactions in Bali, where developers sell properties without the proper permits or land titles. Some investors have purchased land that was later discovered to be in protected zones or involved in ownership disputes. Conducting thorough due diligence and working with a reputable notary is crucial to verifying property legitimacy.

3. Zoning and Regulatory Compliance Risks

The closure of the PARQ Residential Complex in Ubud due to zoning violations highlights the risks of purchasing properties in restricted areas. Foreign investors who do not verify zoning regulations and building permits may face fines, eviction, or demolition of their property. (Source: News.com.au)

4. Cultural and Language Barriers

Indonesian real estate transactions require legal documents in Bahasa Indonesia. Misinterpretation of contracts or miscommunication with local authorities can result in unintended legal consequences. Working with an expert agent who is fluent to speak your language and legal expert is recommended to avoid misunderstandings.

Mitigation Strategies for Foreign Investors

To minimize risks, foreign buyers should take the following precautions:

Engage Professional Assistance
- Hire a licensed notary (PPAT) to verify land ownership and contracts.
- Consult a real estate lawyer specializing in Indonesian property law.
Verify Property Legitimacy
- Request a Land Certificate (Sertifikat Tanah) from the National Land Agency (BPN).
- Confirm the Hak Pakai or HGB status before purchase.
Use Legal Ownership Structures
- Avoid nominee arrangements.
- Consider forming a PT PMA for commercial real estate investments.
Understand Tax Implications
- Foreign investors are subject to 10% VAT on property purchases and rental income tax.
- Selling property as a foreigner incurs final income tax (PPh Final) of 2.5% on the sale price. (Source: Indonesia Directorate General of Taxes)
Stay Updated on Market and Regulatory Changes
- Follow updates from Indonesia’s Ministry of Agrarian Affairs regarding foreign ownership laws.
- Monitor tourism trends to assess investment viability.

Investing in Bali's property market offers lucrative opportunities, but it also carries significant risks due to legal restrictions, market volatility, and regulatory uncertainties. Foreign buyers must exercise due diligence, work with professionals, and comply with Indonesian property laws to protect their investment. By understanding these risks and adopting the right strategies, investors can successfully navigate Bali’s real estate market while avoiding costly mistakes.

Building vs. Buying a Villa in Canggu: A Cost Comparison

Bali Property Advice January 29, 2022

Cost between building and buying villa in Canggu

The main reason why Canggu is such a wildly popular destination is that it has something for everyone: beach clubs, surf spots, international schools, coworking spaces, crypto exchanges, restaurants, yoga and fitness centers, rice fields, and most importantly—holiday villas. Because the demand for vacation rentals keeps getting higher and higher, it’s no surprise that the region’s villa rental industry is thriving and continues to attract eager investors even during the COVID-19 pandemic.

As time has proven, Canggu’s vacation rental market is a lucrative venture truly worth investing in and these days it has the potential to yield 7-10% ROI. But how much do you need to invest in a Canggu villa? Is it cheaper to build a brand new villa or buy one? To answer that, let’s go through a rundown on the cost difference between buying and building a villa in Canggu first.

Buy a Villa

In today’s market, the price of a newly built modern villa on a 3 are land in Berawa offered with a 25 year lease starts from $350.000. There are many similarly sized villas in the $100.000-150.000 price range, but they’re usually located a bit further from the beach and/or offered with a short leasehold duration that makes them not ideal for long-term investment. If you prefer tranquil rice fields to bustling beaches, consider investing in Pererenan as it offers a wide variety of villas under $300.000 and some of which come with a rice field or river view that you won’t find easily in Canggu.

Buying a slightly older villa and then renovating it to modern standards is a common practice as we have seen numerous holiday villas with an open air living area and outdoor bathrooms converted into modern villas with a fully enclosed living room and bathrooms more appropriate for the current market demand. While they’re not easy to find, there’s a good selection of fix-and-flip opportunities in Canggu.

If you want to own a brand new villa without the hefty price tag, then buying off-plan might be the right option. There’s a plethora of off-plan villas in the market today, many of which are offered with customization options too so you can add some personal touch. The price of off-plan villas are quite varied and competitive, but they’re generally cheaper compared to pre-existing villas with comparable size and specification.

Build a Villa

The current market price of land in Berawa is around $1000-$1700 per are per year, which is roughly 2-3 times more than in Babakan or Padonan where land is offered for less than $600 per are per year. Regardless of where you pick, we strongly advise renting the land for at least 25 years to maximize returns.

After you have the land, you’ll need to obtain an IMB (Izin Mendirikan Bangunan) which is a building permit, but your contractor or architect will prepare all the paperwork and add the fee to their Bill of Quantity (BOQ). Starting from 2021, the IMB system is replaced by PBG (Persetujuan Bangunan Gedung) which essentially serves the same function so don’t get confused over these two. Note that you will also need a Pondok Wisata license if you plan to rent out the villa for daily rental or Airbnb.

Construction will cost around $500 up to $800 per square meter depending on the build quality, but it doesn’t include furniture so you’ll want to add 10.000$ - 20.000$ for a fully furnished 3 bedroom villa. Don’t forget to add 1% notary fee as well as 5% agency commission if you’re using their services in finding the land. In summary, a high quality 200 square meters villa on a 3 are land in Berawa will cost at least $220.000 to build from the ground up.

Conclusion

In most cases, it’s cheaper to build than buy. The most difficult part of building, however, is finding good land because most (if not all) of the best land in Canggu are already sold while the few that are still available demand a very high price. Small plots (3 are or less) are exceedingly rare and their price per are can be much higher than a larger plot, so finding a land big enough to build just one villa is not only challenging but also pricey. Renovating a second hand villa can be faster and cheaper than building from zero, but finding the villa that suits your vision will certainly take some time as well.

Whether you decide to buy or build, having a competitive edge is the key to maximize the return of investment. Bali’s villa market is already saturated and you will struggle in getting the best price without any highlighting qualities that make your villa stand out. Having gold standard features such as enclosed living, spacious yard, and unique architecture may not be enough because we are seeing villas with cutting edge features such as smart home technology, earthquake resistant micropile foundations, climate responsive sustainable design, and many more in the current market.

A Hidden Sanctuary in Umalas: Where European Sophistication Meets Balinese Splendor

The Art of Living, Hosting, and Retreating

A Master Suite Worthy of Reverie

Additional Ensuite Bedrooms: Character and Comfort in Every Corner

A Rare Investment in Lifestyle and Location

Relevant Articles you may like

An Insider’s Guide to Bali Luxury Villas

Luxury villas in Bali: what you need to know

What Are the Risks of Buying Property in Bali as a Foreigner?

Legal Restrictions on Property Ownership

Potential Risks and Challenges

Mitigation Strategies for Foreign Investors

Building vs. Buying a Villa in Canggu: A Cost Comparison

Cost between building and buying villa in Canggu

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