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-5498
Nila Residence: four-bedroom villa, 357 m², private pool, Umalas
The four-bedroom is the biggest villa at Nila Residence in Umalas: 357 m² on a 359 m² plot, with four bathrooms and a private pool, for Rp 27.21 bn. Furniture and appliances are included. It was handed over in 2024 and fits a large family or a group. The land lease runs 32 years.
Unit in Nila Residence Umalas · units listed: 3
- Leasehold 32 years
- Ready to move in
- Private pool
- Furniture in price
- 4bedrooms
- 4bathrooms
- 357 m²villa size
- 359 m²plot
- Leasehold32 years
- 09.2024handed over
Property
What you get
Of the 19 homes at Nila Residence, this layout is the largest. You're a kilometer from Berawa Beach and roughly two from Batu Bolong. Coffee and a spa are within walking distance, but the street itself stays residential and quiet.
The house measures 357 m² (≈ 3,840 sq ft) on a 359 m² plot. You get four bedrooms with four bathrooms, a large living room around an island kitchen, a dining area and a terrace by the pool. Buyers take this size for a family with children and visiting guests, or to rent to big groups. Furniture and appliances come with it, and the developer handed it over in September 2024.
The land sits on a 32-year lease. Per our records the plot is zoned for tourism and mixed use, and the developer declares a building approval. At Rp 27.21 bn, you pay about Rp 76.1 million per square meter of house. No live availability sheet from Mirah I&D sits with us, so on the day you reserve we reconfirm the price and that this villa hasn't sold.
Ownership
Ownership & what you actually get
You'd hold 32 years of leasehold on the land under this four-bedroom home. Extension terms aren't in our records, so the land lease itself has to spell them out. After the reservation comes a PPJB, then the notary registers your lease. Two items stay open: the SLF copy, and proof that this villa holds a rental license (NIB).
| 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 yearsThe database has nothing on renewal. From the land lease we take the base term, the extension procedure and its cost, and we count the remaining years from the transaction date. |
| Zoning | Tourism and mixed use, per listing dataTourism/Mixed zoning comes from our listing data. Before the deposit we match it with an official RDTR extract. |
| Building approval (PBG) | Stated, copy requestedThere's a permit flag in our records, but no number and no document behind it. We ask for the number and the copy first. |
| Developer | Mirah I&D, project company pendingBefore you commit, we review the developer's company, what it has delivered so far and its land paperwork. |
| Certificate of occupancy (SLF) | Handed over, certificate requestedThe house has stood complete since 2024, yet the SLF is missing from our file. Rental licensing depends on it, so we want a copy ahead of your 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 itSince construction is over, the safeguard is timing: the main transfer goes out against the signed land lease and the delivered document set. |
| Furniture and handover | Fully furnished, per listing dataEach item of furniture and every appliance goes on a specification attached to your 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 · 4BR villa payment schedule
- ReservationPlace a deposit to hold the four-bedroom. We'll have the amount from the developer before you pay.
- ContractThe largest payment follows the signing of the land lease.
- HandoverYou settle the remainder against the keys and the full document set.
With the house complete, payment takes three steps and no construction stages. Mirah I&D's materials skip a payment plan, so we draft the schedule into the PPJB after the document review.
Location
Location: Umalas
Umalas sits back from the coast, wedged between Canggu and Seminyak: villas, international schools, cafés and rice-field pockets. Berawa and Batu Belig beaches are a short ride away, and the narrow lanes are its main drawback.
- 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
Big households choose Umalas to live near Canggu without its noise, and long leases to families keep a large villa occupied. The trade-off is a drive every time you want the beach.
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 · 4BR villa
What does Rise Real Bali charge on the four-bedroom Nila Residence villa?
You pay us nothing. Mirah I&D's price applies, and they fund our commission. Before any deposit on this four-bedroom we gather the SLF, a PBG copy, the land lease for all 32 years and the developer's legal entity. We pay for that work ourselves, and you get a written report naming anything left unresolved.
Can I buy the 4BR villa from abroad?
Yes. The viewing runs on Zoom, a notary in Bali signs on your behalf once you send a power of attorney, and our team accepts the house for you. With construction finished, we record a video walkthrough, test the systems and match the furniture to the inventory. Your payment follows the document check, never before it.
What's left after the 32-year lease?
Once the term ends without a renewal, both land and villa revert to the landowner. Nothing about extension appears in the listing, so we get the terms in writing before the deposit. Our payback figures rest on the 32 years. An extension with no price or formula written into the contract is not one we treat as certain.
Who is a four-bedroom villa in Umalas for?
Mostly a family living in Bali with children and frequent guests, or an owner renting to groups. Four bedrooms with four bathrooms fit three or four couples on one trip. The private pool and terrace mean a big party never shares outdoor space with neighbors, and the furniture and appliances are already in place.
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