For rental income
Annual leases to families often beat nightly rentals. Part of the area carries residential zoning, which limits short stays without the right license.
Umalas · Growth ring
Umalas villas for sale: Canggu's quiet neighbor for families
Our catalog lists 16 properties in Umalas, 12 villas and 4 apartment listings, priced from Rp 1.27 bn to Rp 27.21 bn. Of these, 1 is a completed home, ready to move in. Families and remote workers choose Umalas for Canggu's amenities without Canggu's noise, with Batu Bolong's cafés five minutes away. Buyers pick duplexes and compact pool villas.
- Market notelong-term rentals run stronger than nightly
- Entry pricefrom Rp 1.27 bn
- Properties listed16
In short
Umalas suits families and long-stay tenants who want Canggu's infrastructure without the traffic. It sits between Canggu and Seminyak, 5 minutes from Batu Bolong and about 10 from Seminyak. Long-term rentals run stronger here than nightly ones, so we model every duplex and compact villa both ways.
Is Umalas the right area for you?
Gusti Ayu will send villas and prices in Umalas for your budget on WhatsApp.
Who it suits
Who Umalas works for
To live in
This is the main case for Umalas. Quiet streets, room for a family, and Canggu's cafés five minutes away.
For resale
No longer cheap, but buyers pay for core amenities and calm. Canggu stays more liquid for a quick sale.
Rental market
The rental market in Umalas
We don't have a separate AirROI sample for Umalas, so we don't quote a market rate. Long-term rentals beat nightly ones here, because most tenants are families and remote workers on annual leases.
We model each duplex and compact pool villa twice, once for nightly guests and once for an annual tenant. The stronger number wins.
Area guide
How we look at Umalas
Umalas lies between Canggu and Seminyak: five minutes to Batu Bolong cafés, minus the noise and traffic.
Some developers here offer management financing, where the management company pays down part of the price from the property's income. It's credit in all but name, so we read the rate, the term and the shortfall terms.
Properties
16 properties in Umalas
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
UMALAS
from Rp 1.59 bn/ 20, 25 or 30 years
Umalas Private Suite
Umalas · Duplexes
- 1–2 bedrooms
- 54–90 m²
- leasehold 20
See details
UMALAS
Rp 1.84 bn/ 30 years
Umalas Private Suite 30Y
Umalas · 1-bedroom duplex
- 1 bedroom
- 79 m² · duplex
- leasehold 30
See details
UMALAS
Rp 1.75 bn/ 25 years
Umalas Private Suite 25Y
Umalas · 1-bedroom duplex
- 1 bedroom
- 79 m² · duplex
- leasehold 25
See details
UMALAS
Rp 1.59 bn/ 20 years
Umalas Private Suite 20Y
Umalas · 1-bedroom duplex
- 1 bedroom
- 79 m² · duplex
- leasehold 20
See details
UMALAS
Rp 13.19 bn/ 22.5 + 25 years
Casa Amormia
Umalas · 3-bedroom villa
- 3 bedrooms
- to confirm
- leasehold 22.5+25
See details
UMALAS
from Rp 6.64 bn/ 28 + 25 years
Umalas Oasis
Umalas · Villa and townhouses
- 2–3 bedrooms
- 137–230 m²
- leasehold 28+25
See details
UMALAS
Rp 6.64 bn/ 28 + 25 years
Umalas Oasis · 2BR townhouse
Umalas · 2-bedroom townhouse
- 2 bedrooms
- 137 m²
- leasehold 28+25
See details
UMALAS
Rp 9.56 bn/ 28 + 25 years
Umalas Oasis · 3BR villa
Umalas · 3-bedroom villa
- 3 bedrooms
- 230 m²
- leasehold 28+25
See details
UMALAS
Rp 1.27 bn/ 30 years
KIRA Tropical Loft
Umalas · Villa complex
- 1 bedroom
- 48 m² · 50 m² plot
- leasehold 30
See details
UMALAS
Rp 1.27 bn/ 30 years
KIRA Tropical Loft · 1BR loft villa
Umalas · 1-bedroom loft villa
- 1 bedroom
- 48 m² · 50 m² plot
- leasehold 30
See details
UMALAS
from Rp 10.09 bn/ 32 years
Nila Residence Umalas
Umalas · Villa complex
- 2–4 bedrooms
- 140–357 m²
- leasehold 32
See details
UMALAS
Rp 10.09 bn/ 32 years
Nila Residence · 2BR villa
Umalas · 2-bedroom villa
- 2 bedrooms
- 140 m²
- leasehold 32
See details
UMALAS
Rp 21.24 bn/ 32 years
Nila Residence · 3BR villa
Umalas · 3-bedroom villa
- 3 bedrooms
- 271 m²
- leasehold 32
See details
UMALAS
Rp 27.21 bn/ 32 years
Nila Residence · 4BR villa
Umalas · 4-bedroom villa
- 4 bedrooms
- 357 m²
- leasehold 32
See details
UMALAS
Rp 14.20 bn/ 22 + 25 years
Three-bedroom Mediterranean-style villa, Umalas
Umalas · 3-bedroom villa
- 3 bedrooms
- 400 m²
- leasehold 22+25
See details
UMALAS
Rp 8.87 bn/ 22 + 25 years
Three-bedroom villa with a 23.5 m² pool, Umalas
Umalas · 3-bedroom villa
- 3 bedrooms
- 220 m²
- leasehold 22+25
See details
The numbers
What you net in Umalas
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Umalas Private Suite 30Y1 bedroom · 79 m² · duplex | Rp 1.84 bn | Rp 1.1 million | Rp 168 million | 9.1% | 10.9 years |
| Umalas Private Suite 25Y1 bedroom · 79 m² · duplex | Rp 1.75 bn | Rp 1.1 million | Rp 168 million | 9.6% | 10.4 years |
| Umalas Private Suite 20Y1 bedroom · 79 m² · duplex | Rp 1.59 bn | Rp 1.1 million | Rp 168 million | 10.6% | 9.4 years |
| Casa Amormia3 bedrooms · to confirm | Rp 13.19 bn | Rp 5.1 million | Rp 787 million | 6.0% | 16.8 years |
| Umalas Oasis2–3 bedrooms · 137–230 m² | Rp 6.64 bn | Rp 3.0 million | Rp 461 million | 6.9% | 14.4 years |
| Umalas Oasis · 2BR townhouse2 bedrooms · 137 m² | Rp 6.64 bn | Rp 3.0 million | Rp 461 million | 6.9% | 14.4 years |
| KIRA Tropical Loft1 bedroom · 48 m² · 50 m² plot | Rp 1.27 bn | Rp 973,500 | Rp 149 million | 11.7% | 8.5 years |
| KIRA Tropical Loft · 1BR loft villa1 bedroom · 48 m² · 50 m² plot | Rp 1.27 bn | Rp 973,500 | Rp 149 million | 11.7% | 8.5 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Developers
Developers building in Umalas
Companies from our directory with projects in this area. We list what they build, not how we rate them.
- OXO
- Sunny Development
- Kaluna Development
- Art Villas Bali
- SWOI
- Fride Property
- Dream Island Development
- Wahi Group
Guides
Worth reading before you buy in Umalas
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
Straight answers
Questions about Umalas
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Umalas or Canggu: where's the better buy?
Umalas costs less to enter and is quieter; Canggu is more liquid. For living and annual rentals, Umalas. For a quick resale, the core.
Can I rent by the night in Umalas?
Yes, with the right zoning and a rental license (NIB). Part of the area is residential, so we check the plot against the RDTR before the deposit.
What is management financing?
The management company pays down part of the price out of the property's income. It's effectively a loan, so we look at the rate, the term and what happens if income falls short.