Villas For Sale Leasehold in Bali West Coast

Leasehold Villas along Bali’s West Coast

Bali’s west coast in Tabanan runs from the Tanah Lot side at Beraban to the river-mouth village of Balian, with Soka Beach in between. Leasehold villas here are sold under Hak Sewa, a notarial lease that gives you the right to use the land and the villa for an agreed number of years. Hak Sewa carries no citizenship restriction, so international buyers can hold it in their own name.

The coast suits buyers who want space and a quieter setting at a lower entry price than Canggu. Current stock includes new-build and near-beach two-bedroom villas, ocean-view three-bedroom homes within walking distance of the sand, and a smaller group of retreat-style properties with five or more bedrooms.

A River-Mouth Break, Rice Fields, and a Slower Coastal Pace

Balian is known for its river-mouth surf break, which draws fewer crowds than the breaks around Canggu and Kuta. The village keeps a relaxed, small-community feel, with surf shops, beachside warungs and an evening street market. Behind the coast, Tabanan’s rice terraces and farmland frame the villages and give the area its green, open character. Soka Beach sits close by along the same stretch of coast.

Beraban marks the more connected end of the coast, closer to Tanah Lot and the Canggu side. Buyers can choose between a village-and-surf setting at Balian and Soka, or a villa nearer the main road network at Beraban.

Reading the Lease Term Before You Buy

On this coast, lease terms on offer currently run from the low twenties to the high twenties in years, so the number of years remaining is one of the first things to compare. It shapes the price, the value at resale, and how soon an extension needs to be discussed. Two villas of the same size can sit at different prices because one has several more years on its lease.

Before you commit, check four points in the lease deed:

• extension clause exists and how it is worded
• whether the lease permits you to rent the villa out
• who is responsible for the land tax during the term
• what happens to the villa when the lease ends

A licensed notary (PPAT) can confirm each of these against the original deed and land certificate.

What Leasehold Villas Cost on Bali’s West Coast

Two-bedroom leasehold villas around Balian and Soka Beach sit at roughly IDR 2.84 billion to IDR 3.54 billion. Villas near the beach sit at the lower end, at around IDR 2.84 billion on a lease of around 26 years, whilst brand-new villas reach around IDR 3.54 billion on a lease of around 28 years. Newly built two-bedroom villas in Beraban cost around IDR 3.5 billion on a lease of around 25 years. Ocean-view villas, usually in a pink zone, cost more, with three-bedroom homes about 100 metres from the beach on a 25-year lease at around IDR 4.5 billion. At the top of the range, retreat-style properties with five or more bedrooms and a lease of around 23 years sit at around IDR 18 billion.

Frequently Asked Questions