Villas For Sale Leasehold in Bali North Coast

Leasehold Villas along Bali’s North Coast, from Amed to Pemuteran

Bali Home Immo’s leasehold villa listings along the North Coast reach from Amed in Karangasem Regency to Pemuteran in Buleleng Regency, with Lovina on the way. Each villa is offered on a Hak Sewa basis, the right to use the land and the villa for an agreed term under a notarial lease, while the landowner keeps the title. Bali Home Immo has listed property across Bali since 2009. With 1+ listings, AREBI-certified agents, and a team working in English, French, and Indonesian, we guide each search from the first brief to the signing of the lease.

Black Sand, Coral Gardens, and Boats to Menjangan along the Northern Shore

The shore changes character from east to west. Around Amed, a stretch of about 14 kilometres takes in Jemeluk, Lipah, Selang, Aas, and Kusambi, with black volcanic sand on the beaches and Mount Agung rising behind the coast. Jemeluk Bay has coral gardens a few metres from the beach, fishermen head out in their jukung boats at sunrise, and local producers still harvest sea salt by hand. Lipah Bay holds a Japanese shipwreck for divers. Further west, Lovina lies close to Singaraja, and Pemuteran sits in the district of Gerokgak, where boats cross to Menjangan Island in West Bali National Park. Each stretch suits a different way of living, from a fishing-village routine in Amed to a diving base in Pemuteran.

How Close to the Sea Can You Build? The Coastal Border, the Zone, and the Lease

On a shoreline plot, the distance to the water is checked first. Indonesia’s national rule sets the coastal border, known as the sempadan pantai, at no less than 100 metres inland, measured from the highest tide line, and inside it building is limited to structures that support beach recreation. Regional governments set the exact line, so a notary and the local spatial planning office confirm where it falls on a given plot before a lease is signed.

The zone comes next. Residential (yellow), Touristic (pink), Commercial (red), and Green each allow different uses, and our zoning guide explains them one by one. The lease deed then records the permitted use, the term, and the right to extend it, and our lease extension guide shows how an extension is agreed. A villa set back from the water and a hillside villa with sea views are each read against the same three documents.

What Sets Leasehold Villa Prices Apart from Amed to Pemuteran

A leasehold villa on the North Coast is priced first by its bedroom count and then by its position. Beachfront villas, where the garden meets the sand, sit at the top of each size band, while villas a short walk from the beach and hillside villas with sea or Mount Agung views come below them. Finish is the next factor: a newly built villa with a private pool is priced differently from an older villa that needs refreshing, and an off-plan villa is priced on its plans and the developer’s finish specification. Walking distance to the dive shops and warungs at Jemeluk or Pemuteran is another point buyers weigh. Our agents can share current prices for each bedroom count and sub-area.

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