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 · ID RR-5484
Nila Residence: two-bedroom villa, 140 m², private pool, Umalas
This completed two-bedroom villa in Umalas gives you 140 m², two bathrooms and a private pool on a 133 m² plot for Rp 10.09 bn. Furniture and appliances are included. It suits a couple or a small family, the keys were handed over in 2024, and the land lease runs 32 years.
Unit in Nila Residence Umalas · units listed: 3
- Leasehold 32 years
- Completed
- Own pool
- Furnished
- 2bedrooms
- 2bathrooms
- 140 m²villa size
- 133 m²plot
- Leasehold32 years
- 09.2024handed over
Property
What you get
This is the entry layout at Nila Residence, a 19-villa complex in Umalas. Berawa Beach is a kilometer away and Batu Bolong about two. A café and a shop are a couple hundred meters' walk, and the Batu Bolong traffic never reaches your gate.
The 140 m² (≈ 1,510 sq ft) house fills almost all of its 133 m² plot, so the outdoor space is a pool and a patio rather than a lawn. Inside there are two bedrooms, two bathrooms, and an open lounge whose kitchen island sits under a wooden ceiling. The listing marks it fully furnished. Since the developer finished it in September 2024, you can move in or start renting without waiting on a build.
Your lease on the land runs 32 years. Zoning on our records reads tourism and mixed use, and a building approval appears there too. At Rp 10.09 bn, this is the lowest price in the complex. With no current availability sheet from the developer, we confirm the villa and its price when you reserve, and we request the SLF before any deposit.
Ownership
Ownership & what you actually get
The two-bedroom villa comes as a 32-year leasehold. Nobody has put extension terms on paper yet, so we request them in writing. Paperwork runs from reservation to a PPJB, then a notarized lease in your name. With the house finished, the key missing document is the SLF, which the rental license also needs.
| 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 | 32 yearsNo extension clause appears in our records. The land lease will show the base term, how renewal works and what it costs. We measure the years left from the date you sign. |
| Zoning | Tourism and mixed use, per listing dataTourism/Mixed is what our database lists for this plot. We check it against an RDTR extract ahead of the deposit. |
| Building approval (PBG) | Stated, copy requestedThe listing records a permit but no permit number or copy. Both reach you before the deposit. |
| Developer | Mirah I&D, project company pendingWe look at the company named in your contract, its finished projects and its land papers. |
| Certificate of occupancy (SLF) | Handed over, certificate requestedThe developer completed this villa in 2024, yet no SLF sits in our file. Without one the regency won't issue a rental license, so a copy comes before the 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 itA finished house changes how you're protected. The main payment goes out only once the land lease carries both signatures and the documents are in your hands. |
| Furniture and handover | Fully furnished, per listing dataWe list every piece of furniture and each appliance in a specification that becomes part of the contract. |
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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Terms
Nila Residence · 2BR villa payment schedule
- ReservationYour deposit takes this villa off the market. We're still waiting on the developer for the amount.
- ContractYou pay the bulk when both sides sign the land lease.
- HandoverThe rest follows against the keys and the full paperwork.
There's no build to wait for, so the schedule has three short steps. The developer's materials include no payment plan, and the terms land in the PPJB once our review ends.
Location
Location: Umalas
Umalas is where Canggu residents move when they want it quieter: villas, rice-field pockets, schools and cafés. You drive a kilometer to the sand, and the lanes have no sidewalks.
- Berawa Beach≈ 1 km · 5 min
- Café and shop≈ 200 m · on foot
- Batu Bolong Beach≈ 2 km · 8 min
- Seminyak≈ 10 min
- Ngurah Rai Airport≈ 35 min
Two bedrooms match what long-stay couples and young families rent in Umalas. Nightly rental works too, but longer tenancies carry the numbers in this area, and you'll want a scooter for beach runs.
What's nearby
The neighborhood
Within 1 km of the property
- 134hotels
- 63restaurants
- 36cafés
- 9shops
- 8spas
- 6clinics
- 5bars
Closest places
- Villa Bodyhotel · 142 m
- Amore Villashotel · 153 m
- Villa Spirithotel · 156 m
- The Reveryhotel · 169 m
- Starbucks Canggucafé · 175 m
- Living food labrestaurant · 190 m
- Canggu Delishop · 194 m
- Friends Barbar · 196 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Nila Residence · 2BR villa
What does Rise Real Bali charge when I buy this 2BR villa?
Zero. You pay the developer's price. Mirah I&D covers our commission. Before your deposit we collect the SLF, the PBG number with a copy, the 32-year land lease, plus the name of whichever company signs. That review costs you nothing, and anything still open comes to you as a written summary.
Can I buy the two-bedroom villa remotely?
Yes. You tour it live on Zoom, sign a power of attorney so a Bali notary completes the deal for you, and we accept the house in your place. Because it's already standing, we film the villa, test the plumbing and electrics, and tick the furniture off the inventory. You transfer funds once the paperwork clears our review.
What happens after the 32 years run out?
Without a renewal, the land and the house return to the landowner. The listing doesn't describe extension terms, so we ask for them in writing before the deposit. Our payback math uses the 32 years alone. An extension without a price or formula in the contract doesn't count as guaranteed in our numbers.
Can I rent the villa out straight away?
Construction ended in 2024 and the villa comes fully furnished, so no build period eats into income. Legal nightly rental needs a rental license (NIB), and platforms delist properties without one. Before the deposit we ask the developer whether this villa holds a license, and if it doesn't, we arrange one through a management company.
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