SEMINYAK · ID RR-5775

Premier Umalas Villas: two-bedroom villa, 110 m², in Umalas

Rp 3.36 bn gets you a finished two-floor villa with two bedrooms, 110 m² of space and an 80 m² plot in Umalas. It dates from 2024, and the lease is 26 + 10 years. The small garden window and dark wood panels set the interior apart.

Unit in Premier Umalas Villas

Leasehold 26 + 10 years
Completed
Built in 2024

2bedrooms
110 m²villa size
80 m²plot
Leasehold26 + 10 years
2024year built

Property

What you get

The house covers 110 m² (≈ 1,185 sq ft) over two floors: living room and kitchen below, two bedrooms above. Windows face a small garden, with dark wood panels and black frames inside. The 80 m² plot is tight, and no pool shows in the photos, so we're asking whether there is one.

A couple, two friends or a long-term tenant would fit here. Cafés and restaurants of Umalas lie a couple of minutes away. The database tags the land as residential and we're checking the zone. The lease gives 26 years and a 10-year extension.

Here's how we model it. We use Rp 1.9 million a night, lower than the roomier Umalas Oasis villa, because this house offers 110 m² on 80 m² and we have no comparable villas nearby. Occupancy: 52% base, 42% cautious, 62% strong. Operating costs take 16% of revenue. The base case leaves about Rp 310 million a year, 9.2% of the price.

Price

Rp 3.36 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 26 + 10
StageCompleted 2024
Size110 m² on an 80 m² plot
FloorsTwo

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Premier Umalas Villas · 2BR villa?

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We'll send the document pack, a yield model at your occupancy and a recorded walk-through with a broker. Reach us on WhatsApp.

The numbers for this property

Premier Umalas Villas · 2BR villa yield: gross and net

The developer doesn't publish a yield for this villa. Below is our model: a nightly rate of Rp 1.9 million, with management, tax, wear and upkeep taken out of revenue.

Gross 11.0%≈ Rp 370 million a year at 52% occupancy and Rp 1.9 million a night Net 9.2%≈ Rp 310 million a year · payback ≈ 10.8 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 370 million11.0% of price · rate Rp 1.9 million, occupancy 52%
Operating costsRp 59.1 million16% of revenue
Net to youRp 310 million9.2% of price · payback ≈ 10.8 years

Occupancy scenarios: Premier Umalas Villas · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
42%cautious	Rp 298 million	Rp 47.8 million	Rp 251 million	7.5%	13.4 years
52%base	Rp 370 million	Rp 59.1 million	Rp 310 million	9.2%	10.8 years
62%strong	Rp 441 million	Rp 70.5 million	Rp 370 million	11.0%	9.1 years

The base case is 52% occupancy under professional management, with 42% as the cautious case and 62% as the strong one.

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 1.9 million, our estimate for the area: based on comparable professionally managed properties in the area, 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: 42% cautious, 52% base and 62% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Gate 11 · Studio: 9.8% net at 40% occupancy.
Reports and data: 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

The villa comes with a land lease of 25 years and 11 months plus first call on 10 more, a short extension that we price conservatively. You reserve, sign at a notary and take possession by handover act. PBG and SLF copies are on our request list. The plot's zone decides whether nightly rental is possible at all.

Ownership and permits: Premier Umalas Villas · 2BR 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	25 years 11 months + 10 yearsThe short extension has priority rights only. We count the term from the sale date and put the extension price into the lease.
Zoning	Residential per database; mixed per portalThe two sources disagree on the plot's zone. We settle it with an RDTR extract, because the rental rules depend on it.
Building approval (PBG)	To confirmThe PBG number and an extract are on our request list.
Developer	Premier Development Group, company to confirmWe check the company, the buildings it has delivered and the lease on the land.
Certificate of occupancy (SLF)	Building done · certificate to confirmRental licensing needs an SLF, so we want a copy before you 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 itThe house is complete, and payment moves against the notary signing plus the handover of the keys.
Furniture and handover	Turnkey, inventory to confirmThe list of furniture and appliances joins 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Premier Umalas Villas · 2BR villa?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Premier Umalas Villas · 2BR villa payment schedule

ReservationYou leave a deposit to hold the villa, and we're confirming the amount.
ChecksLease, zoning, PBG and SLF come first, ahead of the main payment.
ContractThe notary signs the deal and you pay the rest against handover.
KeysWe take acceptance by act after a video walk-through.

The developer hasn't published a payment plan, so we settle one inside the contract once the checks finish.

Location

Location: Umalas · Kerobokan Kelod

Umalas sits between Canggu and Seminyak as a quiet residential strip with cafés, yoga studios and restaurants close. The sea is a ride away.

Premier Umalas Villas: row of white villas with gabled roofs and black frames — Seminyak · Badung · Kerobokan Kelod, Umalas

Rou Coffee≈ 150 m straight-line
Kopi Langit Rooftop Bar & Restaurant≈ 130 m straight-line
Petitenget Beach≈ 1.8 km straight-line
G88 Coworking≈ 1.4 km straight-line
Ngurah Rai Airport≈ 9.0 km straight-line

Calm streets and good food sell Umalas. The beach needs a bike, and the zone will shape your rental options.

Umalas · Kerobokan Kelod · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

190hotels
58restaurants
32cafés
10shops
7bars
6spas
6clinics

Closest places

Baliana Villas Umalashotel · 119 m
Kopi Langit Rooftop Bar&Restaurantrestaurant · 127 m
Umalas Hotel & Residencehotel · 133 m
Pandawa All Suite Hotelhotel · 141 m
Rou Coffeecafé · 150 m
Mini Market Shindyshop · 184 m
Sol Lila Balihotel · 206 m
Maca Villas and Spa Umalashotel · 206 m

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

Straight answers

Questions about Premier Umalas Villas · 2BR villa

What does Rise Real Bali charge when I buy the 2BR villa at Premier Umalas?

Nothing. The developer pays our commission, and we cover the checks before your deposit. For this villa we verify the 26 + 10 lease, the plot's zone and the rental license position. The company, the PBG number and the SLF act are on our request list.

What does the villa price cover?

Our database lists Rp 3.36 bn for 110 m² on an 80 m² plot, with the house finished and two floors. The furniture and appliance list isn't spelled out, so we request it for the contract. Notary fees and transaction taxes come on top, and we total them before you deposit.

Where do the yield numbers come from?

We start from about Rp 1.9 million a night, based on comparable Seminyak-area villas, and adjust for a two-bedroom house. The base case assumes 52% occupancy with professional management and 16% of revenue in costs. It's a Rise Real Bali estimate, not guaranteed income.

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