Ubud villas for sale

Land here is cheaper per are than on the coast and plots are larger, so the card price is set less by the plot and more by the view, the distance from the centre, the title and its remaining term, and how a car reaches the gate. A ravine or rice-field frontage in Sayan or Penestanan is priced on the frontage; a villa in the lanes off Jalan Raya Ubud on the walk. Sort the cards above by price for the range on the day you look. A price that looks low for Ubud usually means a steep lane, a plot well to the north, a short remaining lease, or a field next door zoned for building.

Only if the field is zoned so it can’t be built on. Protected agricultural land (LP2B) in Gianyar’s spatial plan stays as terrace; a field zoned for housing can be sold and built on, and in Ubud it often is. Ask for the zoning letter for the neighbouring plot, not only for the one you’re buying, and treat a view over housing-zoned land as temporary when pricing it.

Yes, on the same routes as anywhere in Bali: a leasehold (Hak Sewa) for a fixed term, HGB through a PT PMA company, or Hak Pakai with a residence permit at the minimum price set for Bali. Freehold (Hak Milik) stays with Indonesian citizens, and since much of Ubud’s land is still family-held on Hak Milik, a freehold villa here is bought through a PT PMA.

The beach is an hour or more away, and guests who book Ubud aren’t booking it for the beach. Demand here runs on a different calendar from the coast: retreats, longer stays and guests who come for the valley rather than the surf, so a villa is let on its setting and its quiet. The rental licence comes from Gianyar and sits with a PT PMA or a licensed operator. We don’t quote yields; the figure depends on the villa and the operator more than on the postcode.

By how much of the town you want on foot. The centre, around Jalan Raya Ubud, Monkey Forest and Hanoman, is walkable and busy, on small plots. Penestanan and the Campuhan ridge are a walk to the centre on footpaths, with rice-field plots and no through traffic. Sayan and Kedewatan sit above the Ayung gorge, with ravine views, steep lanes and the resorts as neighbours. Nyuh Kuning and Mas, to the south, are quieter and closer to the road to Denpasar; Tegallalang and Keliki, to the north, are terrace country with the longest drives.

The road runs through Denpasar and Batubulan with no bypass, so the drive takes well over an hour and longer in the afternoon. A villa in Mas or Nyuh Kuning saves some of it; one in Tegallalang adds to it.