CEMAGI · ID RR-5099

Four-bedroom freehold villa near Cemagi: 291 m² on 780 m², ready to move in

Rice paddies border the 780 m² plot of this single-story house in Kediri, on the Tabanan side of Cemagi. Inside are 291 m² (≈ 3,130 sq ft) and four en-suite bedrooms. Out back sit a 19 m² pool and a terrace. The owner holds freehold, finished the house in October 2025 and sells it furnished for Rp 11.24 bn.

Freehold
Ready to move in
Plot 780 m²

4bedrooms
4bathrooms
291 m²house
780 m²plot
Freeholdheld by the owner
Readyhanded over in 2025

Property

What you get

The villa stands in Kediri, where Badung meets Tabanan, a short way past Cemagi. Rice fields wrap around it, and Tanah Lot and the black-sand beaches are about fifteen minutes away by scooter. It's a one-level house of concrete and glass set in the middle of a 780 m² (≈ 8,395 sq ft) plot with a wide lawn.

All 291 m² sit under one flat roof. A closed kitchen with an island joins the living and dining area, which opens through full-height sliding glass walls. Every bedroom, four in all, gets a private bath and steps straight out to the grass. Outside you'll find a 19 m² pool, a terrace, a garden and parking. Furniture and appliances stay with the house.

Handover took place in October 2025, so the keys are ready today. Our listing records mark the zone yellow, the residential color. The owner's right is Hak Milik, which no foreign individual can take over, so we settle the purchase structure with you ahead of any deposit. Three papers are still on our list from the owner: PBG, SLF and a rental license.

Ownership

Ownership & what you actually get

The ownership right here is Hak Milik in the owner's name, and a foreign buyer can't register it personally. One path runs through a foreign-owned company (PT PMA) that converts it to HGB for 30 + 20 + 30 years. The other is a long lease straight from this owner. We fix the path before the deposit, and a rental license waits on the SLF.

Ownership and permits: Four-bedroom freehold villa, Cemagi
Form of ownership	FreeholdA foreigner can't hold Hak Milik personally. Either a PT PMA converts the right to HGB (30 + 20 + 30 years), or the owner grants you a long lease. We choose between them with you before the deposit.
Lease term	Perpetual for the ownerThe owner's right has no end date. For you, the term depends on the route, HGB through a PT PMA or leasehold, and the contract states it before any deposit.
Zoning	Yellow zone, residential, per our databaseWe confirm it with an RDTR Tabanan extract ahead of the deposit.
Building approval (PBG)	To confirmWe ask the owner for the number and extract before you pay anything. Without a PBG, the house has no legal standing.
Seller	Owner, completed homeNo developer appears on this listing, because the owner sells directly. We trace the owner's right and every earlier contract before the deposit.
Certificate of occupancy (SLF)	To confirmWe're requesting the certificate from the owner, because the rental license (NIB) depends on it.
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 nominee	Not 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.
Escrow	Not needed, the home is builtYou settle in the notary's office as the right transfers under the route you picked.
Furniture and handover	Fully furnishedFurniture and appliances come with the house, listed item by item in an appendix to the contract.

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

Four-bedroom freehold villa, Cemagi payment schedule

ReservationA deposit takes the house off the market. You and the owner agree on the amount.
ChecksWe verify the owner's right, the purchase route, the RDTR zone, the PBG and the SLF first.
CompletionYou sign and pay at the notary against transfer of the right under the chosen route.

Payment terms for this house are individual, and the listing holds none. We set the amounts and dates with the owner once our review of the documents is done.

Location

Location: Kediri · Cemagi

Kediri borders Cemagi on the Tabanan side, with open paddies and quiet roads. Tanah Lot and Cemagi's beach each take about fifteen minutes, and Pererenan is roughly twenty.

Courtyard pool and villa terrace in Cemagi — Cemagi · Kediri, Tabanan

Tanah Lot temple≈ 15 min
Cemagi Beach≈ 15 min
Pererenan≈ 20 min
Central Canggu≈ 25 min
Ngurah Rai Airport≈ 50 min

Inland land here buys a large plot for what a smaller one costs by the sea. In exchange, the beach, cafes and shops all mean a ride.

Kediri · Cemagi · Google map

Area guide and all properties

Straight answers

Questions about Four-bedroom freehold villa, Cemagi

What does Rise Real Bali charge on this four-bedroom villa near Cemagi?

Nothing. The seller funds our fee, and it's baked into the asking price. We pay for the checks ourselves: the owner's right, the structure a foreign buyer would use, RDTR zoning for this plot, the PBG and the SLF. Findings reach you in a written report listing each open question, so any mismatch surfaces before a single rupiah leaves your account.

Can I buy this Cemagi villa remotely?

Yes. A broker walks the house with you on Zoom. Closing runs through a notary acting on the proxy you sign. Since everything is built and furnished, our team checks walls, pool, fittings and appliances against the inventory and signs a condition report. Your money goes out as ownership passes, and our staff collect the keys and original documents for you.

Do you publish rental numbers for this house?

We keep them off this page. Our dataset of nightly rates comes from smaller homes and doesn't translate to a 291 m² private villa on 780 m². If you ask, we'll price nights for this house from area comparables, test several occupancy levels and deduct a 40% cost share. Whatever comes out is our estimate, with no income promised.

Can a foreigner buy freehold on Bali?

Not in a personal name, because Hak Milik is reserved for Indonesian citizens. A PT PMA can hold the land as HGB for 30 + 20 + 30 years, or this owner can grant you a long-term lease instead. Which one fits depends on the yearly cost of running a company and your plans for the house. We price both routes before the deposit.

Why such a large plot?

At 780 m² against a 291 m² house, the land holds a lawn all around, the 19 m² pool, a garden and space for a second building if zoning allows. A family gets room and privacy, and on the rental side the format is rare near the coast. We'll check the permitted building density against the RDTR and PBG before the deposit.

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