UBUD · ID RR-4721

Two-bedroom villa by the rice fields near Goa Gajah, Ubud: 134 m², ready to move in

Rice fields begin right behind the pool of this completed 134 m² villa on a 175.5 m² plot east of Ubud. It has two bedrooms, three bathrooms and a terrace, and the furniture stays. Work wrapped up in October 2025, and the building approval (PBG) is in hand. The owner holds it freehold and asks Rp 6.06 bn.

  • Freehold
  • Ready to move in
  • Rice field view
  • 2bedrooms
  • 3bathrooms
  • 134 m²house
  • 175.5 m²plot
  • Freeholdheld by the owner
  • Readycompleted in 2025

Property

What you get

The house stands east of central Ubud, four minutes by scooter from the Goa Gajah cave. Puri Saren palace is about a quarter of an hour away. A rice field starts where the pool ends, and you see it from the bedroom and the terrace.

The architecture is European: two white volumes with gabled roofs and glazed gable ends. Downstairs, a living room opens to the terrace, and a separate kitchen holds the dining table. Upstairs, both bedrooms face the fields and each has its own bathroom. A guest bathroom makes three. The price includes the furniture.

The owner holds freehold (Hak Milik), which can't pass to a foreigner personally. Your options are a PT PMA that takes an HGB right over the land, or a long-term lease that the owner grants you, and we settle the route before the deposit. The PBG exists, and we're requesting the SLF. Our listing database marks the zone orange, which we're still confirming. Asking price: Rp 6.06 bn.

Ownership

Ownership & what you actually get

The seller owns this villa freehold, and Indonesian law won't put Hak Milik in a foreigner's name. Two routes work: set up a PT PMA that holds an HGB right, or sign a long lease directly with the owner. We choose one with you and fix it before the deposit. The PBG exists. The SLF and the rental license are still open.

Ownership and permits: Two-bedroom villa by the rice fields, Ubud
Form of ownershipFreeholdA foreigner can't register Hak Milik personally. The working routes are a purchase through a PT PMA that converts the right to HGB (30 + 20 + 30 years), or a long lease from the owner. We pick the route with you and fix it before the deposit.
Lease termNo end date for the ownerThe owner's right never expires. Your own term depends on the route, HGB through a PT PMA or a lease, and the contract sets it before the deposit.
ZoningOrange per our database, to confirmWe verify it with an RDTR extract from Gianyar before the deposit.
Building approval (PBG)IssuedWe get the number and extract from the owner and match them to the registry before the deposit.
SellerOwner, completed homeNo developer appears for this house because the owner sells it directly. We check the seller's right and the chain of contracts before the deposit.
Certificate of occupancy (SLF)To confirmWe've asked the owner for the SLF. Without it, no rental license (NIB) can follow.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
EscrowNot needed, the home is builtPayment happens at the notary as the right transfers to you.
Furniture and handoverFully furnishedFurniture and appliances stay with the house. Our inventory goes into the contract as an appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Two-bedroom villa by the rice fields, Ubud payment schedule

  1. ReservationA deposit takes the villa off the market, in an amount you agree with the owner.
  2. ChecksWe verify the seller's right, the RDTR zone, the PBG and the SLF before the main payment.
  3. CompletionYou sign and pay at the notary as the right changes hands.

A completed house has no set payment plan, and our listing base shows none. We agree the schedule and put it in the contract after the checks.

Location

Location: Ubud · Gianyar

East Ubud, around Goa Gajah and Pejeng, runs quieter than the center, and the rice fields there are still worked. The palace and the market are a short ride west.

Two-bedroom villa in Ubud: facade and pool
Ubud · Gianyar
  • Puri Saren palace, central Ubud14 min
  • Monkey Forest, Padangtegal15 min
  • Goa Gajah cave4 min
  • Ngurah Rai Airport≈ 1 h 10 min

Goa Gajah is about a kilometer off, Puri Saren and the Monkey Forest three to four. Daytime traffic on the main road into town moves slowly.

Ubud · Gianyar · Google map

Area guide and all properties

Straight answers

Questions about Two-bedroom villa by the rice fields, Ubud

What does Rise Real Bali charge on this Ubud villa?

Nothing, because the seller covers our fee inside the Rp 6.06 bn price. At our cost and before any deposit, we look at the owner's freehold certificate, work out the route that puts the right in your name, pull an RDTR extract for the zone, and verify the PBG and SLF status. Open questions go into a written report, and you hear about any mismatch first.

Can I buy this Ubud villa from overseas?

Yes. You see the house on a Zoom call, and the deal closes with a notary acting under your power of attorney. Because it's finished and furnished, our inspector ticks off the inventory item by item and photographs the pool and appliances for a signed acceptance note. Your money moves at the notary only when the right passes to you, and the keys and originals stay in our office until you arrive.

Do you publish a yield for this villa?

Not on this page. The rate range we've collected fits another segment and says little about a private completed house like this. Ask, and we'll model this particular villa: the nightly rate around Goa Gajah, several occupancy cases and a 40% cost load. Read the output as an estimate, not guaranteed income.

How can a foreigner buy a freehold villa in Ubud?

Not directly, because Hak Milik stays with Indonesian citizens. One path is a PT PMA, a foreign-owned company that then registers a right to build (HGB), 30 years at a time with renewals. The other is a long leasehold signed with the owner. Taxes and running costs differ between the two, and we send you a comparison before the deposit.

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