UMALAS
Rp 10.09 bn/ 32 years
Nila Residence · 2BR villa
Umalas · 2-bedroom villa
- 2 bedrooms
- 140 m²
- leasehold 32
See details
UMALAS · ID RR-2162
Nila Residence: completed villa complex with 2–4 bedrooms in Umalas
Nila Residence is a completed complex of nineteen pool villas in Umalas, a kilometer from Berawa Beach, with prices from Rp 10.09 bn. You pick two, three or four bedrooms across 140 to 357 m², and furniture and appliances come with the house. Construction wrapped up in 2024. The land lease runs 32 years.
- Leasehold 32 years
- Completed
- Private pool
- Fully furnished
- 2–4bedrooms
- 140–357 m²villa size
- 133–359 m²plot
- Leasehold32 years
- 09.2024handed over
- 19villas in the project
Property
What you get
Umalas is the residential belt between Canggu and Seminyak, and this complex of 19 villas is a kilometer from Berawa Beach, two from Batu Bolong. Coffee, groceries and a spa are a couple hundred meters away. The Batu Bolong traffic, though, stays out of these lanes. The last villas were finished in 2024.
You choose between three layouts: two bedrooms on 140 m², three on 271 m² and four on 357 m² (≈ 1,510–3,840 sq ft). Plots nearly match the house footprint at 133, 270 and 359 m², so the yard is a pool and patio rather than a garden. Our listing database marks every villa fully furnished, which means furniture and appliances come with the price. The developer's photos show arched facades, timber ceilings and floor-to-ceiling glass.
The land lease runs 32 years, and the listing records no extension terms yet. Zoning shows as tourism and mixed use, and the listing states a building approval. The price list reads Rp 10.09 bn for two bedrooms, Rp 21.24 bn for three and Rp 27.21 bn for four. Mirah I&D hasn't sent us a fresh availability sheet, which means the list of unsold villas and their prices gets a recheck on the day you reserve.
Developer price list
Nila Residence Umalas: unit types and prices
Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".
| Type | Size | Bedrooms | Price | The numbers |
|---|---|---|---|---|
| 2BR villa with pool | 140 m² | 2 | Rp 10.09 bn | with numbers → |
| 3BR villa with pool | 271 m² | 3 | Rp 21.24 bn | with numbers → |
| 4BR villa with pool | 357 m² | 4 | Rp 27.21 bn | with numbers → |
Every house size, plot size, bedroom count and price in this table traces back to our own listing records. With no fresh availability sheet from Mirah I&D, we recheck each figure on the day you reserve.
Ownership
Ownership & what you actually get
Your right here is a 32-year leasehold on a finished villa. Our records carry no extension terms, so the land lease itself gets a close read before any deposit. Paperwork goes reservation first and PPJB second. The notary files the lease under your name at the end. Two papers remain on our request list: the SLF and proof of a rental license (NIB) for each villa.
| 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 yearsOur database doesn't record an extension clause. We read the land lease for the base term, the renewal procedure and its price, and count the remaining years from the deal date, not from construction. |
| Zoning | Tourism and mixed use, per listing dataOur listing database shows Tourism/Mixed for these plots, and an RDTR zoning extract has to confirm it before the deposit. |
| Building approval (PBG) | Stated, copy requestedOur database flags the permit but carries neither its number nor a copy, and we obtain both ahead of the deposit. |
| Developer | Mirah I&D, project company pendingWe check the legal entity behind the villas, the projects it has delivered and its land documents. |
| Certificate of occupancy (SLF) | Handed over, certificate requestedConstruction finished and the villas changed hands in 2024, but our database has no SLF attached. A rental license depends on it, so we ask for a copy 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 itWith the villas already finished, your protection is the order of payment: money moves against a signed land lease and a delivered document pack. |
| Furniture and handover | Fully furnished, per listing dataAn itemized inventory of furniture and appliances goes into an appendix to 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 Umalas payment schedule
- ReservationA deposit holds the villa you pick, and the developer hasn't set the amount yet.
- ContractThe main payment goes out against the signed land lease.
- HandoverThe balance clears when you receive the keys and the document pack.
Construction is over, so three short payments cover it. Mirah I&D doesn't publish a plan of its own. We negotiate one and write it into the PPJB when the document review wraps up.
Location
Location: Umalas
Umalas is a residential strip between Canggu and Seminyak where people come to live and rent long term. The sea is a kilometer off, 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
Buyers pick Umalas for quiet evenings five minutes from central Canggu, with the same cafés and schools nearby. The catch is the drive to the beach. The area also leans toward yearly leases more than nightly stays.
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 Umalas
What does Rise Real Bali charge when I buy at Nila Residence?
Nothing. Mirah I&D's list price is all you pay, because our fee sits with the developer. Due diligence before the deposit is on our budget. At Nila Residence it covers a PBG copy, an RDTR zoning check, the certificate of occupancy, a fresh price list and the land lease with any extension clause. Whatever stays unresolved shows up in writing before you commit.
Can I buy a villa at Nila Residence without flying to Bali?
Yes. A broker walks the actual house with you on a video call. For the signing, a local notary holds your power of attorney. Our team collects the keys. These villas have stood finished since 2024, so there's a real home to inspect today. Before money moves we check the land papers and tick the furniture against the inventory.
Where do the yield numbers come from?
No ready model sits on this page. Pick a villa and we'll build a model for it, sent by message. It takes the Umalas nightly rate from AirROI, corrects it for villa size and assumes the occupancy a professional manager usually reaches. Costs come to 40% of revenue. Read the result as a Rise Real Bali estimate, since nobody can promise that income.
What happens when the 32-year lease ends?
The land goes back to its owner unless you've arranged an extension in advance. So before the deposit we read the lease for three things: whether you have a right to renew, for how many years and at what price. We count the remaining term from the deal date and build it into your exit math.
Units in this project
3 units with numbers
Each one shows the developer price, net income from our model, document status and the payment schedule.
Properties
