UMALAS · ID RR-2644

Umalas Private Suite: 79 m² duplex, 20-year leasehold, semi-furnished

This is the cheapest way into Umalas Private Suite: a 79 m² duplex with its own pool and deck, on a 20-year leasehold, for Rp 1.59 bn. Semi-furnished means you'll buy part of the furniture yourself. Phase one is under construction, and the bedroom sits upstairs.

Unit in Umalas Private Suite · units listed: 3

  • Leasehold 20 years
  • Under construction
  • Semi-furnished
  • 1bedroom, upper level
  • 1bathroom
  • 79 m²duplex floor area
  • Privatepool and deck
  • Leasehold20 years
  • 5units in phase one

Property

What you get

Downstairs, a living room opens onto a courtyard with the pool and deck, and the bedroom takes the upper level. It's one of five duplexes in phase one of Kaluna Dev's Umalas project, and Canggu and Seminyak are each five to ten minutes away by scooter. One layout sells in six versions, split by lease term and finish.

Semi-furnished costs Rp 70.8 million less than Airbnb-ready on the same term. The developer hasn't sent the contents list yet. Expect to buy some furniture and appliances before the first guest arrives. That means budget, delivery and a few idle weeks, which is why we want the specification before your deposit.

You'd hold a 20-year leasehold (Hak Sewa). We're checking the plot's zoning against the Badung RDTR. Semi-furnished prices: Rp 1.59 bn for 20 years, Rp 1.68 bn for 25, Rp 1.77 bn for 30. Each year of lease costs about Rp 79.5 million on this term and Rp 58.9 million on the 30-year one. The handover date and extension terms are still open with the developer.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Umalas Private Suite 20Y yield: gross and net

Official developer materials give 13.6–25.7%, depending on the payment scheme. The top figure counts on the manager's financing. Below is our model with no financing at all: a Rp 1.1 million nightly rate for this semi-furnished duplex, minus costs. Rental furnishing probably isn't in the semi-furnished price, so budget about Rp 70.8 million on top.

Gross 17.6%≈ Rp 280 million a year at 70% occupancy and Rp 1.1 million a night Net 10.6%≈ Rp 168 million a year · payback ≈ 9.4 years
  • Gross rental incomeRp 280 million17.6% of price · rate Rp 1.1 million, occupancy 70%
  • Management companyRp 50.5 million18% of revenue · market range 15–25%
  • TaxRp 28.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 33.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 168 million10.6% of price · payback ≈ 9.4 years
Occupancy scenarios: Umalas Private Suite 20Y
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 240 millionRp 96.1 millionRp 144 million9.1%11.0 years
70%baseRp 280 millionRp 112 millionRp 168 million10.6%9.4 years
80%strongRp 320 millionRp 128 millionRp 192 million12.1%8.3 years

Where the numbers come from

Developer's figures
Official developer materials give 13.6–25.7%, depending on the payment scheme. The top figure counts on the manager's financing. Shown as published. They are not part of our model.
Nightly rate
Rp 1.1 million, our estimate for the area: AirROI data for Umalas, trailing 12 months to July 2026, 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: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Umalas Private Suite 30Y: 9.1% net at 70% occupancy; Umalas Private Suite 25Y: 9.6% net at 70% occupancy; Casa Amormia: 6.0% net at 70% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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.

Ownership

Ownership & what you actually get

A notary records the 20-year Hak Sewa lease under your name or your company's. For our math the clock on those years starts at handover, and any extension must appear in the contract. Kaluna Dev's legal entity, the PBG number and the zoning are on our checklist. The SLF and rental license follow completion.

Ownership and permits: Umalas Private Suite 20Y
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 term20 yearsWe count what's left of the term from the handover date. Any extension has to appear in the contract.
ZoningBeing checkedUmalas is mixed-use. An extract from the Badung RDTR settles the zoning of this plot.
Building approval (PBG)Number requestedConstruction of phase one has started. We ask for the permit number before the deposit.
DeveloperKaluna Dev, entity being checkedBefore the deposit we verify the company that signs and the projects it has delivered.
Certificate of occupancy (SLF)At handoverNo SLF, no rental license. So the handover payment follows the document pack rather than a date.
Short-term rental license (NIB)After handoverAirbnb, 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 nomineeNot 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 escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverSemi-furnished, list requestedA specification attached to the contract spells out what the finish covers and what you'd buy for rentals.
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

Umalas Private Suite 20Y payment schedule

  1. 10%Reservation: Rp 159 million.
  2. 25 + 25%Two installments as construction reaches set stages.
  3. 30 + 10%Finishing, then the final payment at handover.

The developer's price list sets a standard 10/25/25/30/10 plan. A second route, Mgmt Financing, leaves you 10/25/25 while rent covers the other 40%. For us that's borrowed money, so its legal form gets a close read.

Location

Location: Umalas

Umalas is a residential belt of villas, schools and cafés on the calm side of Canggu. You give up a walk to the beach and wide roads in exchange for quieter lanes.

Umalas seen from above, villa roofs in green gardens
Umalas · Badung · 5 min to Canggu
  • Canggu5 min
  • Seminyak≈ 10 min
  • Batu Bolong Beach≈ 10 min
  • Ngurah Rai Airport≈ 40 min

Demand around Canggu holds steady, and so does the competition. Our model puts this duplex at Rp 1.1 million a night.

Umalas · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 197hotels
  • 32restaurants
  • 29cafés
  • 9shops
  • 4spas
  • 3sights
  • 3clinics

Closest places

  • Olala Bistronomyrestaurant · 206 m
  • The Lemon Treerestaurant · 231 m
  • Fabriquarestaurant · 292 m
  • Usha Cafe&Bakery Canggucafé · 303 m
  • Bonitorestaurant · 303 m
  • 7am Bakerycafé · 325 m
  • Villa Levante by House of Windshotel · 328 m
  • Villa FEH by House of Windshotel · 344 m

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

Straight answers

Questions about Umalas Private Suite 20Y

Is there a buyer's fee on the 20-year Umalas duplex?

No. Kaluna Dev covers our fee, and you pay exactly its list price of Rp 1.59 bn. Checks on the land, permits and contract happen before your deposit, on our budget. For this version we also ask what the semi-furnished package covers. Every open question lands in a written report for you.

Can I buy Umalas Private Suite 20Y remotely?

Yes. We show the unit and the site on Zoom from the plot itself and answer questions as we walk. With a power of attorney, the notary completes signing while you stay home. After completion we inspect the finish and contents against the specification and log any defects before the final payment.

How did you get the yield numbers for this semi-furnished duplex?

We start from AirROI data for Umalas and adjust the nightly rate for a one-bedroom, 79 m² duplex. Occupancy comes from professionally managed listings in the segment, in three cases: 60, 70 and 80%. Management fees, tax and upkeep eat 40% of the revenue line. The result is our model's estimate, and it doesn't guarantee income.

How does the 20-year semi-furnished version compare with the others?

Layout and floor area stay the same. Only the lease term and finish change. Semi-furnished costs Rp 1.59 bn for 20 years, Rp 1.68 bn for 25 and Rp 1.77 bn for 30. Airbnb-ready adds Rp 70.8 million on the 20-year term. You pay the least up front here, but each year of lease costs more.

When is handover for the 20Y duplex, and how do I pay?

Phase one is under construction, and no handover date has come from the developer yet, so we're chasing it. The standard plan is a 10% reservation, two 25% stage payments, 30% at finishing and 10% at handover. Mgmt Financing lets the management company repay 40% of the price from rental income. We assess that option as a loan.

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