Boutique Hotel for Sale in Bali — Leasehold
Updated 19 August 2026 · 27 years leasehold remaining as of August 2026
Santara Villas Resort is a boutique hotel-style 7-villa property for sale on leasehold in Ubud, Bali, Indonesia, priced at USD 1,180,000 owner-direct. Four villas operate today as a hospitality business (seller-stated SLF/NIB) on Booking.com; three more are structural shells ready for interior finishing. The leasehold has 27 years remaining plus a seller-stated 20-year extension option in the akta sewa, subject to independent deed review.
Key facts
- Leasehold tenure: 27 years remaining as of August 2026 + seller-stated 20-year extension option, subject to independent deed review
- Hospitality operation: seller-stated SLF and NIB, available under NDA
- 4 of 7 keys operating today, live on Booking.com, in-house management
- Full complex ask: USD 1,180,000 · Phase 1 (4 keys) from USD 780,000
- Deal structure: assignment of leasehold to buyer's personal name or Indonesian PT
- Location: Desa Singakerta, Ubud (Gianyar), near Penestanan art quarter
- Taxes on transfer: seller PPh Final 2.5%, buyer BPHTB 5%
Leasehold structure — why it matters for a hotel buy
| Item | Detail |
|---|---|
| Land | 8 Are (800 m²), Yellow Zone |
| Remaining term | 27 years as of August 2026 |
| Extension | Seller-stated +20-year option, recorded in akta sewa; price mechanism subject to independent deed review |
| Structure | Assignment of leasehold — personal name or buyer's PT |
| Licences | SLF, NIB (verify KBLI in DD) |
Price is subject to negotiation. Full economics are in the Investment Memorandum under NDA.
Operational continuity, not a paper transfer
Operational continuity, not a paper transfer. Most Bali listings claim the OTA account transfers — contractually it does not. What actually transfers here: the on-site team, the SOP playbook, supplier contracts, the guest-review history under the same property name, and a supervised 60-day handover with the current manager. That is the part that produces revenue, and it is the part you can enforce.
FAQ
Is a leasehold hotel a safe structure for a foreign buyer in Bali?
Foreigners cannot hold Indonesian freehold (hak milik) but can acquire via leasehold assignment (akta sewa), closing in their personal name or their own Indonesian PT. This resort's leasehold has 27 years remaining as of August 2026 plus a seller-stated 20-year extension option; price mechanism subject to independent deed review. Confirm structure with Indonesian counsel under NDA.
What license does a boutique hotel need in Bali?
This resort cites SLF and NIB licences. Buyers should independently verify KBLI classification (Pondok Wisata vs Hotel Melati) and Gianyar zoning (Yellow Zone / RTRW) in legal due diligence.
How many rooms does the hotel have and how many are operating?
Seven villas total. Four operate today, furnished and staffed, live on Booking.com. Three are structural shells requiring interior finishing, budgeted at approximately USD 90,000–120,000.
How does this leasehold differ from Hak Pakai or HGB?
This deal is an assignment of an existing akta sewa (leasehold), not Hak Pakai (right to use) or HGB (right to build) — related but distinct Indonesian land-right categories. Confirm which structure applies to any specific property with Indonesian counsel; do not assume the terms are interchangeable.