UMALAS · ID RR-1182

Casa Amormia: three-bedroom villa with 8 m ceilings in Umalas

Casa Amormia is a three-bedroom villa with a separate study in Umalas, one of eight homes in a guarded compound, and the Rp 13.19 bn price covers full furniture. Living-room ceilings reach 8 m, and the saltwater marble pool measures 28 m². The leasehold runs 22.5 years plus a 25-year extension, with handover in 2026.

  • Leasehold 22.5 + 25 years
  • Finishing
  • 5-year warranty
  • 3bedrooms + study
  • 3en-suite bathrooms
  • 8 mliving-room ceilings
  • 28 m²marble pool
  • Leasehold22.5 + 25 years
  • 2026handover

Property

What you get

Amàre Villas is finishing eight homes in this Umalas compound, which has guards and CCTV. Umalas is the quiet strip between Seminyak and Canggu. Berawa and the Canggu beaches are ten minutes away, Sunset Road is an easy run, and supermarkets sit a couple of minutes from the gate. Demand here comes from families and long-term tenants who want calm close to good services.

The living room and open kitchen share one volume under 8 m (≈ 26 ft) ceilings. Upstairs, three bedrooms each have a bathroom and a balcony, and a separate study doubles as a guest room. Finishes run to natural marble, rare onyx, SERIP lighting and Italian hardware. Acoustic, sun-control glazing and ducted air conditioning keep rooms quiet and cool. The 28 m² (≈ 300 sq ft) marble pool uses saltwater with multistage filtration, so the water feels softer and chemical bills stay lower.

You pay Rp 13.19 bn for a new 2026 villa with full furniture and a five-year developer warranty. The lease runs 22.5 years, and the developer adds a 25-year extension on top. The payment schedule asks 10% to reserve, then 40%, 20% and 20%, with the last 10% at key handover. We're still waiting on the built area, the zoning extract and the PBG number, and you'll have them before you pay a deposit.

The numbers for this property

Casa Amormia yield: gross and net

Amàre Villas hasn't released a yield figure for Casa Amormia, so we built our own. The model starts at Rp 5.1 million a night, roughly what three-bedroom villas with this finish earn in Umalas. That sits slightly below Berawa, because the beach is a ride away. Management, tax, wear and upkeep come off the top.

Gross 9.9%≈ Rp 1.31 bn a year at 70% occupancy and Rp 5.1 million a night Net 6.0%≈ Rp 787 million a year · payback ≈ 16.8 years
  • Gross rental incomeRp 1.31 bn9.9% of price · rate Rp 5.1 million, occupancy 70%
  • Management companyRp 236 million18% of revenue · market range 15–25%
  • TaxRp 131 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 157 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 787 million6.0% of price · payback ≈ 16.8 years
Occupancy scenarios: Casa Amormia
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.12 bnRp 450 millionRp 674 million5.1%19.6 years
70%baseRp 1.31 bnRp 525 millionRp 787 million6.0%16.8 years
80%strongRp 1.50 bnRp 600 millionRp 899 million6.8%14.7 years

Where the numbers come from

Developer's figures
Amàre Villas hasn't released a yield figure for Casa Amormia, so we built our own. The model starts at Rp 5.1 million a night, roughly what three-bedroom villas with this finish earn in Umalas. That sits slightly below Berawa, because the beach is a ride away. Management, tax, wear and upkeep come off the top.
Nightly rate
Rp 5.1 million, our estimate for the area: AirROI data for Umalas, trailing 12 months to July 2026, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Umalas Private Suite 30Y: 9.1% net at 70% occupancy; Umalas Private Suite 25Y: 9.6% net at 70% occupancy; Umalas Private Suite 20Y: 10.6% net at 70% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Ownership

Ownership & what you actually get

Your right is a 22.5-year lease, and the developer's materials promise 25 more years after it. Paperwork starts with a reservation, moves to a PPJB with the developer and ends with a lease signed before a notary at key handover. We haven't seen the PBG yet. No SLF or rental license can exist before the builders leave.

Ownership and permits: Casa Amormia
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 term22.5 + 25 yearsWe count the remaining years from handover, not from the day you sign, and the extension terms go into the contract.
ZoningTo confirm by RDTR extractMost of Umalas carries residential zoning. An RDTR extract settles the status of this particular plot.
Building approval (PBG)To confirmWe ask for the permit number and an extract before the deposit.
DeveloperAmàre Villas, legal entity to confirmWe look at the company behind the contract, the villas it has handed over and what earlier owners report.
Certificate of occupancy (SLF)After construction endsThe rental license can't come before the SLF, so we tie payments to building stages instead of calendar dates.
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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverFully furnished, 2026The furniture and appliance specification goes into 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 AyuBroker · Rise Real Bali
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Hi, I'm Gusti. Want the full price list and payment plan for Casa Amormia?

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Terms

Casa Amormia payment schedule

  1. 10%The reservation deposit, Rp 1.32 bn, takes the villa off the market.
  2. 40%Your first payment under the sale and purchase agreement.
  3. 20% + 20%Two installments, each one due as a construction stage closes.
  4. 10%The balance goes out when you receive the keys and documents.

This is the developer's schedule. We ask to tie both 20% installments to verified stages and the final 10% to the SLF.

Location

Location: Umalas

Umalas is a residential pocket of villas, rice-field corners and international schools, a short ride from the busy core. People move here after a few years in Canggu, wanting the same cafés with less noise.

Casa Amormia: villa facade with arched glazing
Umalas · Badung · 10 min to Berawa and Canggu beaches
  • Berawa and Canggu beaches10 min
  • Seminyak≈ 10 min
  • Sunset Roadclear run, no jams
  • Ngurah Rai Airport≈ 35 min

Rates in Umalas hold steady rather than spike, because families on long leases keep villas occupied. The trade-off: no beach on foot and lanes without sidewalks.

Umalas · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 133hotels
  • 35restaurants
  • 18cafés
  • 10sights
  • 6shops
  • 2clinics
  • 2gyms

Closest places

  • Semimpihotel · 166 m
  • Pelangicafé · 202 m
  • kayijapicafé · 219 m
  • Indomaretshop · 254 m
  • Kawan Marketshop · 282 m
  • Warung “Corner”café · 285 m
  • Mini Market Ceriashop · 289 m
  • Palmbay Balishop · 322 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Casa Amormia

What does Rise Real Bali charge when I buy at Casa Amormia?

Nothing. The Amàre Villas price list is what you pay, and the developer settles our fee separately. We fund the pre-deposit review ourselves. At Casa Amormia it covers the 22.5 + 25-year lease and its extension clause, an RDTR extract for this Umalas plot, the PBG number and the company named in the contract. Every finding lands in a written report.

Can I buy Casa Amormia without flying to Bali?

Yes. A Zoom tour replaces the viewing trip, and a Bali notary executes the deal on a power of attorney signed in your home country. On site, our team inspects the build and ticks off the furniture against the specification. Handover is due in 2026. The last 10% leaves your account with the keys and documents, and we're asking the developer to link it to the SLF.

How do you get to the rental income estimate?

The Rp 5.1 million nightly figure begins with AirROI data for Umalas, scaled for three bedrooms. We run three occupancy cases for a professionally run villa, 60, 70 and 80%, and treat 70% as the middle one. Management, tax and upkeep swallow 40% of revenue. At 70% you'd keep about Rp 787 million a year, a 6.0% net yield on the price. Estimate, not guarantee.

Is Casa Amormia better for living in or for renting out?

Both work, though the layout leans toward living. The study, the tall living room and three bedrooms with their own balconies suit a family moving to Bali for years. Umalas rents best on long leases to expat families, while nightly letting needs a valid rental license the villa doesn't hold yet. We model either case for you on request.

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