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.

Lokal w projekcie Premier Umalas Villas

Leasehold 26 + 10 years
Completed
Built in 2024

2bedrooms
110 m²villa size
80 m²plot
Leasehold26 + 10 years
2024year built

Nieruchomość

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.

Cena

Rp 3,36 mld

Developer's price. The developer pays our commission.

Cena w rupiach indonezyjskich (IDR). Cennik dewelopera przeliczamy na rupie po jednym stałym kursie dla całej strony (17 700 IDR za jednostkę waluty cennika). Ostateczną kwotę do zapłaty ustala umowa sprzedaży. Model przychodu to szacunek Rise Real Bali, stawka i obłożenie – według porównywalnych nieruchomości w okolicy z profesjonalnym zarządzaniem.

OwnershipLeasehold 26 + 10
StageCompleted 2024
Size110 m² on an 80 m² plot
FloorsTwo

Gusti AyuDoradczyni · Rise Real Bali · Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Premier Umalas Villas · willa z 2 sypialniami, 110 m²?

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Wyślij zapytanie

We'll send the document pack, a yield model at your occupancy and a recorded walk-through with a broker. Reach us on WhatsApp.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Premier Umalas Villas · willa z 2 sypialniami, 110 m²: brutto i netto

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.

Brutto 11,0%≈ Rp 370 mln rocznie przy obłożeniu 52% i cenie Rp 1,9 mln za noc Netto 9,2%≈ Rp 310 mln rocznie · okres zwrotu ≈ 10,8 lat

16%Operating costs 84%Zostaje na czysto

Przychód z najmu bruttoRp 370 mln11,0% ceny · Rp 1,9 mln za noc, obłożenie 52%
Operating costsRp 59,1 mln16% of revenue
Zostaje nettoRp 310 mln9,2% ceny · okres zwrotu ≈ 10,8 lat

Scenariusze obłożenia: Premier Umalas Villas · willa z 2 sypialniami, 110 m²
Obłożenie	Przychód brutto	Koszty 16%	Netto	% ceny	Okres zwrotu
42%cautious	Rp 298 mln	Rp 47,8 mln	Rp 251 mln	7,5%	13,4 lat
52%base	Rp 370 mln	Rp 59,1 mln	Rp 310 mln	9,2%	10,8 lat
62%strong	Rp 441 mln	Rp 70,5 mln	Rp 370 mln	11,0%	9,1 lat

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

Skąd te liczby

Dane dewelopera: Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc: Rp 1,9 mln – nasz szacunek dla lokalizacji: na podstawie porównywalnych obiektów w okolicy z profesjonalnym zarządzaniem, z korektą o typ, powierzchnię i standard wykończenia.
Obłożenie: Hotele na Bali miały w 2025 r. średnio 73,2% obłożenia (Horwath HTL / C9 Hotelworks). Dla najmu z profesjonalnym operatorem liczymy trzy scenariusze: ostrożny 42%, bazowy 52% i optymistyczny 62%.
Koszty: 16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty: Gate 11 · Studio: 9,8% netto przy obłożeniu 40%.
Raporty i dane: Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (marzec 2026); Colliers — Bali Hotel Market Report Q2 2026; nasz raport rynkowy Bali 2026; stopa zwrotu z willi w Canggu i Pererenan.

To szacunek Rise Real Bali, a nie gwarancja dochodu. Cenę za noc i obłożenie przeliczamy dla konkretnego lokalu i operatora najmu, dane nieruchomości pochodzą z materiałów dewelopera. Metodę i to, czego nie gwarantujemy, opisujemy w informacjach prawnych.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

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.

Prawo i pozwolenia: Premier Umalas Villas · willa z 2 sypialniami, 110 m²
Form of ownership	LeaseholdForeigners 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 term	25 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.
Zoning	Residential 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.
Developer	Premier 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 nominee	Not 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 escrow	None, the market works without itThe house is complete, and payment moves against the notary signing plus the handover of the keys.
Furniture and handover	Turnkey, 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 AyuDoradczyni · Rise Real Bali

Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Premier Umalas Villas · willa z 2 sypialniami, 110 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.09:41

Warunki

Harmonogram wpłat – Premier Umalas Villas · willa z 2 sypialniami, 110 m²

ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
ChecksLease, zoning, PBG and SLF come first, ahead of the main payment.
ContractThe notary signs the deal and you pay the rest against handover.
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.

Położenie

Położenie: 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 · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Co jest w pobliżu

Okolica

Do 1 km od nieruchomości

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

Najbliższe miejsca

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

Miejsca i odległości: dane OpenStreetMap, © autorzy OpenStreetMap. Odległości w linii prostej od nieruchomości.

Konkretne odpowiedzi

Pytania o Premier Umalas Villas · willa z 2 sypialniami, 110 m²

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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