Leasehold for sale · Nyuh Kuning, Ubud

Live in Ubud with the windows open

A riverside house for someone who wants to make a life here, not just pass through. Walk to dinner, swim in the river, cook for friends, and sleep with the jungle around you.

Lease runs to: 8 July 2034about 7½ years left
Bedrooms: 1extension plans: 2nd bedroom + large attic
Land: ~320 m²on the river, with the buildings
Asking: USD 89,000rent paid to 2034

Tropical living

Breezy, and never too warm

The house is made of openings. Tall windows and doors fold back on every side, so the breeze moves straight through and the garden comes into the room.

There is no air conditioning and no pool, and you won't miss either. The air keeps moving under the high roofs, the house stays comfortable all year, and the river is right there for a swim.

If you came to Ubud to live closer to nature, this is what it feels like day to day.

Cross-breeze through windows and doors on every side
High pitched roofs that let the heat rise away
Garden on all sides, so every window looks at green

Window frames folded open over a garden of ferns and palms

A low sitting area beside a window open to the jungle

Corner sofa with windows open on two sides to the garden

Double doors open to a covered terrace with two hanging rattan chairs

Inside

One big open room under a high roof

The main space runs under a tall pitched roof with a woven ceiling. Living, dining and working areas flow into each other, with carved antique panels, polished floors and light from every side.

There is room for a yoga mat in the morning, a desk with a garden view during the day, and a long table of friends in the evening.

Living room under a high woven ceiling, with tall curtained windows

Lounge with day beds and tall windows onto the garden

The full length of the open living space with carved wooden screens

Bright open room with a bench, a carved screen and windows onto the garden

Sitting area with cushions under the pitched roof

A glass door open to the garden path, with a day bed beyond

A desk and a carved day bed by windows full of green

Living area with a glass door open to the garden and hanging chairs

The living room in the evening, lamps on and doors open to the dark garden

Kitchen

A kitchen for people who love food

The kitchen has been fully renovated. It is big and spacious, made for cooking real meals rather than reheating them.

Bring home fruit and spices from the morning market, cook with the doors open, and carry the food to the long teak table a few steps away.

Photos of the renovated kitchen coming soon

A long teak table laid with a spread of food

A long teak table set for a meal, beside a carved wooden balustrade

Bedroom, and room to grow

One bedroom now, a second one planned

Today the house has a single bedroom, set behind carved timber screens off the main room. It suits one person or a couple who want a lot of living space around them.

If you need more room, the work has already been thought through. There is already a project to extend to two bedrooms and add a large attic, which the next owner can take on. That makes space for guests, a studio, or a second income, because the lease allows the house to run as a licensed guesthouse.

Now1 bedroom

Big open living space

Planned2 bedrooms + attic

Project already in hand

The bedroom behind carved timber screens, opening onto the main room

The carved timber bedroom screens seen from the living area

Garden

A garden that feels like the forest

Stone paths wind through ferns, orchids and palms. A small open pavilion with two hanging chairs looks out over the treetops. It is a good place to read, to meditate, or to do nothing at all.

Stone path through a lush garden up to the house

Old stone carving overgrown with ferns and orchids

Two rattan egg chairs hanging in an open pavilion

Ferns and palms filling the garden beside the house

The river

The pool is the river

The house sits on the river. Below the garden, the water runs between rock walls and jungle, and you hear it from the house.

A swim before breakfast, or a cool-off after a walk into town. Nobody needs a pool here.

Nyuh Kuning

In the middle of Ubud, and still quiet

Nyuh Kuning is a small village on the southern edge of Ubud. It is one of the rare places close to the centre that still feels like a village: quiet streets, river valleys and old trees.

It is also full of good places to eat, with cafés, warungs and restaurants all through the village. The rest of Ubud, with its yoga studios, markets and galleries, is close by.

You get the life of Ubud when you want it, and the quiet of the jungle when you come home.

The lease

What you are buying

A 15-year notarial lease (Perjanjian Sewa Menyewa), signed in Gianyar on 8 July 2019. The rent for the full term was paid in advance, so there is nothing more to pay the landowner until 2034.

Term · Pasal 1–2

Paid up to 8 July 2034

The rent for the whole term is already paid. You take over the remaining years.

Renewal · Pasal 6

First right to 15 more years

You have the first right to renew for another 15 years, at a price set at that time. The price counts the land and the original buildings only, so you don't pay again for improvements you or earlier tenants made. If the two sides can't agree, it is set from three comparable plots in Nyuh Kuning.

Transfer · Pasal 7

Free to assign or sublet

The lease can be transferred or sublet, in whole or in part, without the owner's consent or any fee. The owner only has to be told.

Use · Pasal 3

Home or guesthouse

The land can be used as a private house or as a licensed guesthouse (Pondok Wisata). The owner provides the signatures needed for permits at no cost.

Building · Pasal 5

Free to build and change

The tenant may build and modify within the law, so the planned extension fits within the lease. Knock-down structures such as a joglo or bale can be taken away at the end.

Security · Pasal 3, 9

Survives a sale or a death

The lease holds if the land is sold or inherited. Permanent access to the road is guaranteed, with heavy penalties for the owner's side if it is blocked.

Neighbours · Pasal 4

Protected quiet

On the owner's remaining land: no livestock, rubbish, burning, noise or crowd-drawing business. The tenant can object to a neighbour's building plans that would hurt privacy or quiet.

Running costs · Pasal 5, 11

Small and predictable

Your share of land tax (PBB) for the 320 m², the village and subak levies, and utilities.

This is a plain-language summary of the deed. The signed Indonesian deed is what counts, and a copy is available to serious buyers. Please have your own notary review it before you commit.

Get in touch

Come and see it

Visits by appointment.

USD 89,000

WhatsApp +62 812 4671 9597