UMALAS · ID RR-2035

Umalas Private Suite: 79 m² duplex, 30-year leasehold, Airbnb-ready

This Airbnb-ready 79 m² duplex in Umalas costs Rp 1.84 bn on a 30-year leasehold, the longest of the six versions. Canggu is five minutes away. The private pool sits in your own courtyard, and phase one's five units are under construction.

Unit in Umalas Private Suite · units listed: 3

Leasehold 30 years
Under construction
Airbnb-ready

1bedroom on the upper floor
1bathroom
79 m²duplex floor area
Privatepool and deck
Leasehold30 years
5units in phase one

Property

What you get

One floor plan, six versions: a 20, 25 or 30-year leasehold, each semi-furnished or Airbnb-ready. Kaluna Dev is building five of these duplexes as phase one, in the quiet residential stretch of Umalas between Canggu and Seminyak.

This 30-year Airbnb-ready version costs the most and should resell most easily, since it's ready for guests and carries the longest term. Kaluna Dev also offers Mgmt Financing: for four years, rent from the unit settles 40% of what you owe. It's a loan, and we model it separately.

Here's how we model this unit. We use Rp 1.1 million a night, below the area median of about Rp 3.3 million for Umalas and Kerobokan (AirROI, trailing year), because big villas pull the median up. Market occupancy sits near 42% and runs higher for professionally managed units in this segment. So our base case is 70%, with 60% and 80% either side. Costs take 40% of revenue, and the base case leaves about Rp 168 million a year, or 9.1% of the price.

Developer: Kaluna Development, all projects and terms

The numbers for this property

Umalas Private Suite 30Y yield: gross and net

Kaluna Dev's official materials show 13.6–25.7%, and the top of that range depends on the manager financing part of the price. Below is our model with the financing left out: Rp 1.1 million per night, less management, tax and upkeep.

Gross 15.2%≈ Rp 280 million a year at 70% occupancy and Rp 1.1 million a night Net 9.1%≈ Rp 168 million a year · payback ≈ 10.9 years

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

Gross rental incomeRp 280 million15.2% 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 million9.1% of price · payback ≈ 10.9 years

Occupancy scenarios: Umalas Private Suite 30Y
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 240 million	Rp 96.1 million	Rp 144 million	7.8%	12.8 years
70%base	Rp 280 million	Rp 112 million	Rp 168 million	9.1%	10.9 years
80%strong	Rp 320 million	Rp 128 million	Rp 192 million	10.4%	9.6 years

Where the numbers come from

Developer's figures: Kaluna Dev's official materials show 13.6–25.7%, and the top of that range depends on the manager financing part of the price. 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 25Y: 9.6% 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

You'd own a 30-year Hak Sewa, the longest lease the developer offers on this plan, notarized to you or your company. We've asked for the extension terms in writing. The purchase moves through a reservation, a PPJB and a notarized lease. Once the builders finish, the SLF follows, and after it the rental license.

Ownership and permits: Umalas Private Suite 30Y
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	30 yearsThis is the longest of three terms. The developer hasn't sent extension terms yet, and we've asked for them.
Zoning	Being checkedZoning in Umalas varies plot by plot. We look this one up in the Badung RDTR.
Building approval (PBG)	Copy requestedWith phase one under construction, the developer should hold a PBG. We need to see it.
Certificate of occupancy (SLF)	At handoverThe regency grants a rental license only after the SLF. We link the handover installment to receiving the documents.
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.
Mgmt Financing	Loan from the manager, in reviewThe manager recovers 40% of the price from the unit's rent over four years. We check the contract for what happens in a weak year.
Furniture and handover	Airbnb-ready, date not setYour contract gets the furniture and appliance specification 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 30Y?

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

Terms

Umalas Private Suite 30Y payment schedule

10%Reserve the unit with Rp 184 million.
25 + 25%Two installments linked to construction milestones.
30 + 10%One payment at finishing, the last at handover.

Full plan: 10/25/25/30/10. On the Mgmt Financing option you cover 10/25/25, and the manager pays down 40% out of rent. We price that in like any loan, after a look at its legal form.

Location

Location: Umalas

Umalas swaps beach access for peace: villas, rice-field pockets and school runs, with the restaurants of Canggu five minutes out. Long-stay families like it, but the lanes are narrow and have no sidewalks.

Umalas from a drone: villas among tropical gardens — Umalas · Badung · 5 min to Canggu

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

Around Umalas and Kerobokan, listings run near 42% occupancy, and big villas lift the median rate to Rp 3.3 million. This one-bedroom duplex gets a more modest Rp 1.1 million per night in our numbers.

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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 30Y

How much is Umalas Private Suite 30Y, and what does the price include?

Rp 1.84 bn, the figure on the developer's price sheet, with our commission paid by Kaluna Dev. That buys a 79 m² one-bedroom duplex on a 30-year leasehold. The Airbnb-ready package means furniture, appliances and linens, so you can move in or rent it out from day one. Our document check before the deposit costs you nothing.

How do the payments for the 30Y duplex work?

A 10% reservation of Rp 184 million comes first. After that, you pay 25% twice at construction stages, 30% for finishing and 10% at handover. The alternative, Mgmt Financing, has you pay 10/25/25 while the management company covers 40% from rental income. We weigh it as debt and check the legal form before you commit.

What net yield can the 30-year duplex realistically earn?

Take the base case: 70% occupancy at Rp 1.1 million per night leaves you about 9.1% of the price a year after the manager, tax and vacancy. The cautious and strong cases appear above on this page, built from AirROI data for the area. Treat all three as our estimate, since rental income isn't guaranteed.

Can I buy Umalas Private Suite 30Y without visiting Bali?

Yes, and many buyers do. Over a live Zoom we walk you through the plot, the duplex, the view from upstairs and the road in. A notary holding your proxy signs the contract, and payments travel by bank transfer. We take the handover for you: video of the unit, a defect list, and the final installment held until the developer completes repairs.

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