UMALAS · ID RR-5281

Umalas Oasis: two-bedroom townhouse, 137 m², in Umalas

This two-bedroom townhouse at Umalas Oasis in Umalas gives you 137 m² of living space, three bathrooms and a study for Rp 6.64 bn. It's one of four on the plot, handed over furnished in 2024 with its own pool and deck. The price buys 28 years of leasehold, and the developer guarantees 25 more.

Unit in Umalas Oasis · units listed: 2

  • Leasehold 28 + 25 years
  • Completed
  • Fully furnished
  • Own pool
  • 2bedrooms
  • 3bathrooms
  • 137 m²living area
  • 162 m²with deck and courtyard
  • 28 + 25years of leasehold
  • 2024completed and handed over

Property

What you get

Umalas Oasis puts five houses on one plot, and four of them are two-bedroom townhouses like this one. The fifth is a three-bedroom villa. From the gate it's 1.9 km to the coast, with Seminyak on one side of Umalas and Canggu on the other.

Inside: two bedrooms, three bathrooms and a separate study with a garden view. Living space is 137 m² (≈ 1,475 sq ft), or 162 m² with the deck and courtyard. The pool and the walled yard are yours alone. A fitted kitchen, air conditioning and furniture come with it, and it's been ready since 2024.

Twenty-eight years of lease come first, then a 25-year renewal the developer guarantees at whatever the market charges then. This townhouse costs Rp 6.64 bn, paid in two steps: half on signing, half when you get the keys and documents. Three papers are still outstanding (zoning under RDTR, the PBG number and the SLF), and you'll see all of them before any deposit.

The numbers for this property

Umalas Oasis · 2BR townhouse yield: gross and net

The developer quotes a 12.9% gross yield for this townhouse, before management, tax and upkeep. Below is our model: this townhouse earning Rp 3.0 million per booked night, then the management fee, tax and wear come off.

Gross 10.6%≈ Rp 703 million a year at 64% occupancy and Rp 3.0 million a night Net 8.5%≈ Rp 562 million a year · payback ≈ 11.8 years
  • Gross rental incomeRp 703 million10.6% of price · rate Rp 3.0 million, occupancy 64%
  • Operating costsRp 141 million20% of revenue
  • Net to youRp 562 million8.5% of price · payback ≈ 11.8 years
Occupancy scenarios: Umalas Oasis · 2BR townhouse
OccupancyGross incomeExpenses 20%Net% of pricePayback period
54%cautiousRp 593 millionRp 119 millionRp 474 million7.1%14.0 years
64%baseRp 703 millionRp 141 millionRp 562 million8.5%11.8 years
74%strongRp 813 millionRp 163 millionRp 650 million9.8%10.2 years

The base case is 64% occupancy under professional management, with 54% as the cautious case and 74% as the strong one.

Where the numbers come from

Developer's figures
The developer quotes a 12.9% gross yield for this townhouse, before management, tax and upkeep. Shown as published. They are not part of our model.
Nightly rate
Rp 3.0 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: 54% cautious, 64% base and 74% strong.
Costs
20% of revenue: the property's operating costs.
Comparable listings
Umalas Private Suite 30Y: 10.1% net at 55% occupancy; Umalas Private Suite 25Y: 9.6% net at 50% occupancy; Umalas Private Suite 20Y: 9.9% net at 47% 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.

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Ownership

Ownership & what you actually get

Your ownership is a leasehold: 28 years on the land plus 25 years the developer guarantees, with the renewal priced at market. We push for a formula and a ceiling in the contract. Signing happens at a notary against payment. Since the house is complete, we request its SLF and rental license at once.

Ownership and permits: Umalas Oasis · 2BR townhouse
Form of ownershipLeaseholdForeigners 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 term28 + 25 yearsGuaranteed by the developer, priced at market on renewal. The contract should carry the formula and a maximum price.
ZoningTo confirm with RDTRUmalas zoning is mostly residential. We confirm this plot with an RDTR extract.
Building approval (PBG)To confirmThe developer owes us the number and an extract before your deposit.
DeveloperDream Island Development, legal entity to confirmWe verify the company that sells and the homes it has finished.
Certificate of occupancy (SLF)To confirmBuilt and delivered in 2024. We request the SLF itself, since the rental license depends on it.
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 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 itThe house exists already, so you're protected by checking papers first and paying through a notary.
Furniture and handoverFull, handed over in 2024Furniture and appliances go on a list attached 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

Umalas Oasis · 2BR townhouse payment schedule

  1. 50%Rp 3.32 bn when you sign the contract.
  2. 50%The balance once the keys and documents reach you.

Per our listing database, the developer takes half at signing and half at the keys. The house is already built, so we tie the second payment to the paperwork rather than to building stages.

Location

Location: Umalas

Umalas swaps a beach on your doorstep for quiet lanes, rice-field pockets and international schools between Seminyak and Canggu. That mix draws long-stay tenants more than weekend guests.

Umalas Oasis: townhouse pool and loungers
Umalas · Badung · 1.9 km to the coast
  • Coast1.9 km
  • Berawa and Batu Belig beaches≈ 8 min
  • Seminyak≈ 10 min
  • Sunset Roadno traffic jams
  • Ngurah Rai Airport≈ 35 min

A two-bedroom here suits couples and small families who lived in Canggu and want it calmer. Rates run steadier than on the coast. Narrow roads are the cost.

Umalas · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 143hotels
  • 61restaurants
  • 35cafés
  • 12shops
  • 8sights
  • 6bars
  • 6spas

Closest places

  • Villa Omah Mutiarahotel · 84 m
  • UMALAS KIDS CLUB | Daycare, Early Learning Center & Preschoolschool · 86 m
  • The Cemara Villas Umalashotel · 122 m
  • remix juicecafé · 137 m
  • Bali Prime Villashotel · 138 m
  • Villa Ulmalashotel · 152 m
  • Dewani Villa Resorthotel · 153 m
  • Asana Umalashotel · 158 m

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

Straight answers

Questions about Umalas Oasis · 2BR townhouse

What does Rise Real Bali charge when I buy this townhouse?

Zero. Our fee sits inside the developer's price, and the developer pays it. On this townhouse we check the RDTR zoning, request the PBG and certificate of occupancy, and read the land lease along with its 25-year extension clause. All of that happens ahead of the deposit, at Rise Real Bali's cost. You then get a written list of whatever stays unresolved on the townhouse.

Can I buy an Umalas Oasis townhouse remotely?

Yes. On a Zoom viewing we carry the camera through the bedrooms, the pool area and the kitchen while you watch. Signing happens at a notary's desk under a power of attorney you give. On site we check the house against the furniture and appliance list, and full payment only moves once the contract is signed and the documents are in order.

Is a single townhouse for sale, or only the whole complex?

Single townhouses sell separately at Rp 6.64 bn each. Bundles exist too: a four-townhouse package at Rp 26.55 bn and the full five-house set at Rp 35.40 bn. The developer's own management company runs the complex, and owners can let their houses through it, so you don't need to find a manager yourself.

How did you get the rental numbers for this townhouse?

Rp 3.0 million per night is the rate of comparable managed Umalas properties after we adjust it for two bedrooms and a pool of your own. We model occupancy at 54, 64 and 74%, the range homes under professional management reach. Operating costs come to 20% of the townhouse's revenue. Read it as our estimate, since no one guarantees what a Umalas rental earns.

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