UBUD · ID RR-4735

Four-bedroom villa with a 66 m² pool in Sayan, Ubud: 450 m², ready to move in

Thatched pavilions ring a 66 m² pool at this completed four-bedroom villa in Sayan, west of Ubud, with a gazebo above the valley. The house covers 450 m² on a 600 m² plot and has five bathrooms. It's been ready since July 2023 and comes furnished. Its leasehold covers 25 years plus a stated 20, for Rp 10.52 bn.

Leasehold 25 + 20 years
Ready to move in
Pool 66 m²

4bedrooms
5bathrooms
450 m²house
600 m²plot
Leasehold25 + 20 years
Readycompleted in 2023

Property

What you get

The villa lies west of central Ubud on the Sayan side, an 11-minute ride to the Monkey Forest and 16 to Puri Saren. The plot drops toward the valley. From the terrace and the gazebo you look over jungle and rice fields below.

Several pavilions under thatched roofs gather around a 66 m² pool with loungers set right in the water. Living room, kitchen and dining area stay open to the air. The four bedrooms have glass walls onto the garden, there are five bathrooms, and one bathtub stands under the open sky. The furniture stays.

The lease runs 25 years plus a 20-year extension, 45 in all. The zone reads yellow, residential, in our listing data. The price is Rp 10.52 bn. Ahead of the deposit we're collecting the permit number, the certificate of occupancy and license details from the owner.

Ownership

Ownership & what you actually get

Twenty-five years of lease come first, then an extension of 20 that the owner states, 45 in total. We want that renewal and its price signed before your deposit. The transfer happens at a notary. The owner still has to produce the PBG and SLF, and only once the SLF exists can a rental license follow.

Ownership and permits: Four-bedroom villa with a 66 m² pool, Ubud
Form of ownership	LeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	25 + 20 yearsA 25-year base plus a stated 20-year renewal adds up to 45. We write the renewal right and its price into the contract ahead of the deposit.
Zoning	Yellow (residential), per our databaseA Gianyar RDTR extract settles the zone before any payment.
Building approval (PBG)	To confirmBefore you pay a deposit, the owner must hand over the number and extract. A house without a PBG has no legal footing.
Seller	Owner, completed homeThe owner is the seller, which is why no developer appears. We verify the owner's right and previous contracts in advance.
Certificate of occupancy (SLF)	To confirmThe owner still has to produce the SLF. 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 builtSettlement runs through the notary against the change of ownership.
Furniture and handover	Fully furnishedYou receive the villa with its furniture and appliances, itemized in an inventory attached 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 villa with a 66 m² pool, Ubud payment schedule

ReservationA deposit reserves the villa at an amount you settle with the owner.
ChecksThe owner's right, the RDTR zone, the PBG and the SLF all pass our review first.
CompletionSigning and payment happen together at the notary, against the transfer of the right.

The listing base shows no payment plan for this villa. We negotiate the schedule after the checks and record it in the contract.

Location

Location: Ubud · Gianyar

West Ubud, meaning Sayan and the Ayung River valley, sells views, quiet and high-end villas. The center is close, but the roads there are narrow.

Four-bedroom villa in Sayan, Ubud: pool and thatched pavilions — Ubud · Gianyar

Puri Saren palace, central Ubud16 min
Monkey Forest, Padangtegal11 min
Goa Gajah cave23 min
Ngurah Rai Airport≈ 1 h 10 min

The Monkey Forest is about 2.6 km off and Puri Saren nearly four. Expect heavy traffic toward the center in daytime.

Ubud · Gianyar · Google map

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Straight answers

Questions about Four-bedroom villa with a 66 m² pool, Ubud

What does Rise Real Bali charge when I buy this Sayan villa?

Nothing extra. Our commission comes out of the seller's asking price. Before you place a deposit we check, at our expense, who holds the land and the villa, whether the 20-year renewal has a signed price, what zone the RDTR assigns, and where the PBG and SLF stand. A written report lists every open item, so problems come up before money does.

Can I buy this villa in Sayan remotely?

Yes. You view it on Zoom, and a notary closes the deal for you by proxy. With the villa ready and furnished, our team runs acceptance against the inventory, recording the state of the pavilions, pool and appliances in a signed act. Your payment moves once the right changes hands, and we pick up the keys.

Why don't you show a yield model for this villa?

Our rate data covers another kind of property and doesn't fit a private villa like this one. We'll model it on request with the Sayan-area nightly rate, a range of occupancy cases and 40% of gross income deducted for costs. Treat the output as an estimate, not a promise of what the villa will earn.

Does the valley view help with rentals?

Guests in Ubud pay for views and quiet, and a gazebo above the jungle photographs better than a villa squeezed between neighbors. The view, though, depends on what goes up lower on the slope. We'll check the zoning of neighboring plots in the RDTR, and any income model we run uses a rate without a view premium.

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