SEMINYAK · ID RR-5775

Premier Umalas Villas: two-bedroom villa, 110 m², in Umalas

Rp 3.36 bn gets you a finished two-floor villa with two bedrooms, 110 m² of space and an 80 m² plot in Umalas. It dates from 2024, and the lease is 26 + 10 years. The small garden window and dark wood panels set the interior apart.

وحدة في Premier Umalas Villas

  • Leasehold 26 + 10 years
  • Completed
  • Built in 2024
  • 2bedrooms
  • 110 m²villa size
  • 80 m²plot
  • Leasehold26 + 10 years
  • 2024year built

العقار

What you get

The house covers 110 m² (≈ 1,185 sq ft) over two floors: living room and kitchen below, two bedrooms above. Windows face a small garden, with dark wood panels and black frames inside. The 80 m² plot is tight, and no pool shows in the photos, so we're asking whether there is one.

A couple, two friends or a long-term tenant would fit here. Cafés and restaurants of Umalas lie a couple of minutes away. The database tags the land as residential and we're checking the zone. The lease gives 26 years and a 10-year extension.

Here's how we model it. We use Rp 1.9 million a night, lower than the roomier Umalas Oasis villa, because this house offers 110 m² on 80 m² and we have no comparable villas nearby. Occupancy: 52% base, 42% cautious, 62% strong. Operating costs take 16% of revenue. The base case leaves about Rp 310 million a year, 9.2% of the price.

حساب هذا العقار

عائد Premier Umalas Villas · 2BR villa: الإجمالي والصافي

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 1.9 million, with management, tax, wear and upkeep taken out of revenue.

إجمالي 11.0%≈ 370 مليون روبية سنوياً بإشغال 52% و1.9 مليون روبية لليلة صافٍ 9.2%≈ 310 مليون روبية سنوياً · الاسترداد خلال ≈ 10.8 سنة
  • إيراد الإيجار الإجمالي370 مليون روبية11.0% من السعر · سعر الليلة 1.9 مليون روبية، الإشغال 52%
  • Operating costs59.1 مليون روبية16% of revenue
  • الصافي لك310 مليون روبية9.2% من السعر · الاسترداد خلال ≈ 10.8 سنة
سيناريوهات الإشغال: Premier Umalas Villas · 2BR villa
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
42%cautious298 مليون روبية47.8 مليون روبية251 مليون روبية7.5%13.4 سنة
52%base370 مليون روبية59.1 مليون روبية310 مليون روبية9.2%10.8 سنة
62%strong441 مليون روبية70.5 مليون روبية370 مليون روبية11.0%9.1 سنة

The base case is 52% occupancy under professional management, with 42% as the cautious case and 62% as the strong one.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
1.9 مليون روبية، تقديرنا للمنطقة: بناءً على عقارات مماثلة في المنطقة تُدار باحتراف، مع تعديلها بحسب نوع العقار ومساحته ومستوى التشطيب.
نسبة الإشغال
بلغ متوسط إشغال فنادق بالي 73.2% في 2025 (Horwath HTL / C9 Hotelworks). للعقارات المؤجرة عبر شركة إدارة محترفة نحسب ثلاثة سيناريوهات: متحفظ 42%، وأساسي 52%، وقوي 62%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Gate 11 — استوديو: 9.8% صافٍ بإشغال 40%.
التقارير والبيانات
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (مارس 2026); Colliers — Bali Hotel Market Report Q2 2026; تقريرنا عن سوق بالي 2026; عائد الفلل في كانجو وبيريرينان.

هذا تقدير من Rise Real Bali، وليس ضماناً للدخل. نعيد حساب سعر الليلة والإشغال لوحدتك ولشركة الإدارة التي تختارها؛ وبيانات العقار من مواد المطوّر. منهجيتنا وما لا نضمنه مشروحان في المعلومات القانونية.

اطلب الحساب عبر واتساب

الملكية

الملكية وما تحصل عليه فعلاً

The villa comes with a land lease of 25 years and 11 months plus first call on 10 more, a short extension that we price conservatively. You reserve, sign at a notary and take possession by handover act. PBG and SLF copies are on our request list. The plot's zone decides whether nightly rental is possible at all.

الملكية والتراخيص: Premier Umalas Villas · 2BR villa
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term25 years 11 months + 10 yearsThe short extension has priority rights only. We count the term from the sale date and put the extension price into the lease.
ZoningResidential per database; mixed per portalThe two sources disagree on the plot's zone. We settle it with an RDTR extract, because the rental rules depend on it.
Building approval (PBG)To confirmThe PBG number and an extract are on our request list.
DeveloperPremier Development Group, company to confirmWe check the company, the buildings it has delivered and the lease on the land.
Certificate of occupancy (SLF)Building done · certificate to confirmRental licensing needs an SLF, so we want a copy before you deposit.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itThe house is complete, and payment moves against the notary signing plus the handover of the keys.
Furniture and handoverTurnkey, inventory to confirmThe list of furniture and appliances joins the contract as an appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti Ayuوسيطة عقارية · Rise Real Bali
على واتساب

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الشروط

جدول دفعات Premier Umalas Villas · 2BR villa

  1. ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
  2. ChecksLease, zoning, PBG and SLF come first, ahead of the main payment.
  3. ContractThe notary signs the deal and you pay the rest against handover.
  4. KeysWe take acceptance by act after a video walk-through.

The developer hasn't published a payment plan, so we settle one inside the contract once the checks finish.

الموقع

الموقع: Umalas · Kerobokan Kelod

Umalas sits between Canggu and Seminyak as a quiet residential strip with cafés, yoga studios and restaurants close. The sea is a ride away.

Premier Umalas Villas: row of white villas with gabled roofs and black frames
Seminyak · Badung · Kerobokan Kelod, Umalas
  • Rou Coffee≈ 150 m straight-line
  • Kopi Langit Rooftop Bar & Restaurant≈ 130 m straight-line
  • Petitenget Beach≈ 1.8 km straight-line
  • G88 Coworking≈ 1.4 km straight-line
  • Ngurah Rai Airport≈ 9.0 km straight-line

Calm streets and good food sell Umalas. The beach needs a bike, and the zone will shape your rental options.

Umalas · Kerobokan Kelod · خريطة Google

دليل المنطقة وكل عقاراتها

ما القريب

الحي والمحيط

ضمن 1 كم من العقار

  • 190hotels
  • 58restaurants
  • 32cafés
  • 10shops
  • 7bars
  • 6spas
  • 6clinics

الأقرب

  • Baliana Villas Umalashotel · 119 m
  • Kopi Langit Rooftop Bar&Restaurantrestaurant · 127 m
  • Umalas Hotel & Residencehotel · 133 m
  • Pandawa All Suite Hotelhotel · 141 m
  • Rou Coffeecafé · 150 m
  • Mini Market Shindyshop · 184 m
  • Sol Lila Balihotel · 206 m
  • Maca Villas and Spa Umalashotel · 206 m

الأماكن والمسافات: بيانات OpenStreetMap، © مساهمو OpenStreetMap. المسافات بخط مستقيم من العقار.

إجابات مباشرة

أسئلة عن Premier Umalas Villas · 2BR villa

What does Rise Real Bali charge when I buy the 2BR villa at Premier Umalas?

Nothing. The developer pays our commission, and we cover the checks before your deposit. For this villa we verify the 26 + 10 lease, the plot's zone and the rental license position. The company, the PBG number and the SLF act are on our request list.

What does the villa price cover?

Our database lists Rp 3.36 bn for 110 m² on an 80 m² plot, with the house finished and two floors. The furniture and appliance list isn't spelled out, so we request it for the contract. Notary fees and transaction taxes come on top, and we total them before you deposit.

Where do the yield numbers come from?

We start from about Rp 1.9 million a night, based on comparable Seminyak-area villas, and adjust for a two-bedroom house. The base case assumes 52% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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