UMALAS · ID RR-2630

Umalas Private Suite: 79 m² duplex, 25-year leasehold, Airbnb-ready

This 79 m² pool duplex in Umalas sells for Rp 1.75 bn on a 25-year leasehold, with furniture for guests included. The private pool and deck are downstairs, and the bedroom is on the upper level. Canggu is five minutes away, and the five units of phase one are going up now.

Unit in Umalas Private Suite · units listed: 3

Leasehold 25 years
Under construction
Airbnb-ready

1bedroom upstairs
1bathroom
79 m²duplex floor area
Privatepool and deck
Leasehold25 years
5units in phase one

Property

What you get

Buyers pick from three lease terms and two finishes, all on the same plan, and this page covers the middle term with the guest-ready fit-out. The ground floor holds the living room, which opens to a courtyard with a pool and deck. The bedroom sits upstairs. Kaluna Dev is building five of these duplexes in phase one, a short scooter ride from Canggu and Seminyak.

The Airbnb-ready version arrives with furniture and appliances, so you skip a separate fit-out budget. It costs Rp 70.8 million more than semi-furnished on the same term. Furnishing a place yourself eats time, shipping and weeks without guests. We ask for the furniture list before the deposit and attach it to the contract.

Ownership is a 25-year leasehold (Hak Sewa), and we're checking the zoning with a Badung RDTR extract. Airbnb-ready pricing runs Rp 1.66 bn for 20 years, Rp 1.75 bn for 25 and Rp 1.84 bn for 30. A year of lease works out to about Rp 70.1 million here and Rp 61.4 million on the longest term. We're still waiting on the handover date and extension terms.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Umalas Private Suite 25Y yield: gross and net

The developer's official materials put yield at 13.6–25.7% depending on the scheme, with the higher end relying on financing from the management company. Below is our model without that financing: a nightly rate of Rp 1.1 million for a pool duplex in Umalas, net of costs.

Gross 16.0%≈ Rp 280 million a year at 70% occupancy and Rp 1.1 million a night Net 9.6%≈ Rp 168 million a year · payback ≈ 10.4 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 280 million16.0% 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 million9.6% of price · payback ≈ 10.4 years

Occupancy scenarios: Umalas Private Suite 25Y
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 240 million	Rp 96.1 million	Rp 144 million	8.2%	12.1 years
70%base	Rp 280 million	Rp 112 million	Rp 168 million	9.6%	10.4 years
80%strong	Rp 320 million	Rp 128 million	Rp 192 million	11.0%	9.1 years

Where the numbers come from

Developer's figures: The developer's official materials put yield at 13.6–25.7% depending on the scheme, with the higher end relying on financing from the management company. 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 20Y: 10.6% 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.

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Ownership

Ownership & what you actually get

What you hold is a 25-year Hak Sewa lease, notarized in your own name or through a company. We count the years left from handover, and the contract has to state any extension. Ahead of your deposit we check the developer's legal entity, the PBG and the zoning. The SLF and rental license only come after the build.

Ownership and permits: Umalas Private Suite 25Y
Form of ownership	Leasehold (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 term	25 yearsWhat matters is the term left on the day you take the keys. We put the extension terms into the contract.
Zoning	Being checkedLand in Umalas carries mixed zoning. We verify this plot with an RDTR extract from Badung.
Building approval (PBG)	Number requestedBuilders are on site for phase one. The permit number comes to us before any deposit.
Developer	Kaluna Dev, entity being checkedWe check which company signs your contract and what it has finished before.
Certificate of occupancy (SLF)	At handoverA rental license needs the SLF first. Your handover payment waits for the documents, whatever the calendar says.
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 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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Airbnb-ready, date not setThe list of furniture and appliances goes into 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 Umalas Private Suite 25Y?

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

Terms

Umalas Private Suite 25Y payment schedule

10%A reservation of Rp 175 million.
25 + 25%Two payments as the build hits agreed stages.
30 + 10%Finishing works, then the keys.

The developer's full plan runs 10/25/25/30/10. The Mgmt Financing option cuts your share to 10/25/25, with the manager paying the remaining 40% out of rental income. We model that as a loan and check its legal structure.

Location

Location: Umalas

Umalas lies between Canggu and Seminyak, with international schools, cafés and villa lanes instead of beach bars. It's calmer than Batu Bolong, though the beach is a ride away.

Aerial view of Umalas with villas and garden plots — Umalas · Badung · 5 min to Canggu

Canggu5 min
Seminyak≈ 10 min
Batu Bolong Beach≈ 10 min
Ngurah Rai Airport≈ 40 min

Canggu and its neighbors form the busiest rental market in Bali: steady demand, tough competition. Our model gives a pool duplex here Rp 1.1 million per 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 25Y

Does Rise Real Bali charge me anything on the 25Y duplex?

You pay us nothing. Kaluna Dev covers our commission, and the price stays the developer's own: Rp 1.75 bn. Our due diligence on the land, permits and contract happens before the deposit, at our expense. On this version we also check the furniture list. Open points end up in a written report you keep.

Is it possible to buy the 25Y duplex remotely?

It is. We run a live Zoom tour of the site and the unit and take your questions on the spot. Your notary signs by proxy, which makes the flight to Bali optional. At completion our team checks the finish, furniture and appliances against the specification and records defects before you release the last payment.

Where does the yield estimate for the 25-year duplex come from?

Our nightly rate begins with AirROI numbers for Umalas, corrected for a 79 m² one-bedroom duplex. We run occupancy at 60, 70 and 80%, based on professionally managed listings in this segment. Costs of 40% cover the manager, tax and upkeep. What's left is an estimate from our model, and actual income can differ.

What changes between the 20Y, 25Y and 30Y versions?

Only the lease term and the price. The plan, the area and the Airbnb-ready fit-out are identical. Twenty years cost Rp 1.66 bn, 25 years Rp 1.75 bn and 30 years Rp 1.84 bn. Per year of lease, the 25-year option costs more than the 30-year one, but you need less money to get in.

What's the handover date for the 25-year version, and the payment plan?

Construction of phase one is underway without a handover date from the developer, so we're pressing for one. You'd pay 10% to reserve, two 25% installments at construction stages, 30% during finishing and the final 10% at handover. The Mgmt Financing route has the manager repay 40% of the price from income, which we treat as a loan.

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