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-5491
Nila Residence: three-bedroom villa, 271 m², private pool, Umalas
This three-bedroom villa in Umalas costs Rp 21.24 bn and gives you 271 m² on a 270 m² plot with a private pool, nearly double the two-bedroom house. Three bathrooms, furniture and appliances are part of the deal. It has stood complete since 2024, on a 32-year land lease.
Unit in Nila Residence Umalas · units listed: 3
- Leasehold 32 years
- Completed
- Pool
- Furniture included
- 3bedrooms
- 3bathrooms
- 271 m²villa size
- 270 m²plot
- Leasehold32 years
- 09.2024handed over
Property
What you get
In the middle of the Nila Residence range is this three-bedroom, one of 19 villas on a quiet residential street in Umalas. The drive to Berawa Beach covers a kilometer, Batu Bolong two. Cafés and a spa are close, and the evening traffic of Batu Bolong never reaches this lane.
At 271 m² (≈ 2,920 sq ft) on a 270 m² plot, the house gives you three bedrooms and three bathrooms. The living room runs into an island kitchen and dining area, and outside a terrace with loungers wraps your own courtyard pool. Arched facades, wooden ceilings and full-height windows carry through. Furniture and appliances stay with the house, which the developer delivered in September 2024.
You hold the land on a 32-year lease. Zoning in our database reads tourism and mixed use, and the developer states a building approval. This villa costs Rp 21.24 bn. For comparison, the 140 m² two-bedroom lists at Rp 10.09 bn and the 357 m² four-bedroom at Rp 27.21 bn. We confirm availability at reservation.
Ownership
Ownership & what you actually get
Ownership here is a leasehold with 32 years on the land. The database carries no renewal clause, so the lease document itself decides. You move from reservation to a PPJB, and the notary then records the lease for you. We still need the SLF copy and the rental license status before you commit.
| 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 yearsRenewal terms are missing from the listing. We pull them from the land lease, with base term, process and price, and count what remains as of your purchase date. |
| Zoning | Tourism and mixed use, per listing dataOur records put this plot in Tourism/Mixed. An RDTR extract has the final word, and we get it before you pay. |
| Building approval (PBG) | Stated, copy requestedA building approval shows in our data, but without its number or the document. We request both ahead of the deposit. |
| Developer | Mirah I&D, project company pendingOur check covers the project company, the developer's track record and the land certificates. |
| Certificate of occupancy (SLF) | Handed over, certificate requestedKeys changed hands in 2024, but we don't have the SLF on file. It's a precondition for any rental license, so we ask for a copy first. |
| 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 itHere the house already exists. Sequencing covers you: the main payment follows a signed land lease and a complete set of documents. |
| Furniture and handover | Fully furnished, per listing dataThe contract gets an appendix listing all furniture and appliances in the villa. |
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 · 3BR villa payment schedule
- ReservationA deposit secures the three-bedroom. The developer hasn't named the amount yet.
- ContractMost of the price moves once you and the developer sign the land lease.
- HandoverThe final part goes out when the keys and documents reach you.
A finished villa needs only a short schedule. Mirah I&D shows no payment plan in its materials, so we agree terms with the developer and fix them in the PPJB after our checks.
Location
Location: Umalas
Umalas trades beach frontage for calm. It's a belt of villas and paddy pockets between Berawa and Kerobokan with schools nearby, and you pay for that with narrow roads and a short drive to the water.
- 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
Three bedrooms fit an expat family with school-age kids, the typical long-term tenant in Umalas. Nightly rental works here as well, though it isn't what draws people to the area.
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 · 3BR villa
What does Rise Real Bali charge on the 3BR villa at Nila Residence?
Nothing at all: the list price stays as Mirah I&D sets it, and the commission comes from their side. For this villa we ask for the SLF, a copy of the PBG, the 32-year lease on the land, and the developer's company details. The checks happen ahead of your deposit at our expense, and every open item goes to you on paper.
How do I buy the three-bedroom without traveling?
We show it on a Zoom call from inside the house. Signing runs through a Bali notary holding your power of attorney, and accepting the house is our job. Since the villa is finished, we shoot video of every room, check the wiring and water supply, and compare the furniture with the inventory. Your deposit waits until every paper has passed review.
What happens to the villa when the 32-year lease expires?
If nobody renews it, the landowner gets back the land along with the house. Our listing data says nothing about extension terms, and we want them on paper before the deposit. We calculate payback on 32 years only. A renewal without a set price or formula in the contract isn't something we'd count on.
Why does the three-bedroom cost twice as much as the two-bedroom?
Because it's almost twice the house: 271 m² against 140 m², on 270 m² of land against 133 m². Per square meter of house, both villas land in the same corridor of Rp 72.0–78.4 million. You pay for more house and more land, not a premium for the layout. We can send both floor plans side by side.
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