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 11.6%≈ Rp 769 million a year at 70% occupancy and Rp 3.0 million a night Net 6.9%≈ Rp 461 million a year · payback ≈ 14.4 years
  • Gross rental incomeRp 769 million11.6% of price · rate Rp 3.0 million, occupancy 70%
  • Management companyRp 138 million18% of revenue · market range 15–25%
  • TaxRp 76.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 92.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 461 million6.9% of price · payback ≈ 14.4 years
Occupancy scenarios: Umalas Oasis · 2BR townhouse
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 659 millionRp 264 millionRp 395 million6.0%16.8 years
70%baseRp 769 millionRp 308 millionRp 461 million6.9%14.4 years
80%strongRp 879 millionRp 351 millionRp 527 million7.9%12.6 years

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: 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; Umalas Private Suite 20Y: 10.6% 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

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
On WhatsApp

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

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

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 AirROI rate for Umalas after we adjust it for two bedrooms and a pool of your own. We model occupancy at 60, 70 and 80%, the range homes under professional management reach. Running costs come to 40% of the townhouse's revenue. Read it as our estimate, since no one guarantees what a Umalas rental earns.

Properties

Similar properties

See all properties →