UMALAS · ID RR-5288

Umalas Oasis: three-bedroom villa, 230 m², in Umalas

This three-bedroom villa is the largest house at Umalas Oasis in Umalas, with 230 m² of living space, four bathrooms and a study, listed at Rp 9.56 bn. The pool has its own lounge deck, and the developer delivered the house furnished, appliances included, in 2024. You get 28 years of leasehold plus a 25-year renewal the developer guarantees.

Unit in Umalas Oasis · units listed: 2

  • Leasehold 28 + 25 years
  • Completed
  • Fully furnished
  • Own pool
  • 3bedrooms
  • 4bathrooms
  • 230 m²living area
  • 319 m²with decks and courtyard
  • 28 + 25years of leasehold
  • 2024completed and handed over

Property

What you get

Umalas lies between Seminyak and Canggu, and the complex is 1.9 km from the coast. Only one of its five houses has three bedrooms, and this is it. The other four are two-bedroom townhouses on the same plot.

The villa measures 230 m² (≈ 2,475 sq ft) inside, 319 m² with decks and courtyard. Three bedrooms and four bathrooms sit around a double-height living and dining room with a mezzanine, plus a separate study. The pool has its own lounger area, and a breeze-block wall closes off the yard. The price covers furniture and appliances, and the house dates from 2024.

The lease is 28 years plus 25 more that the developer guarantees at market price. The villa costs Rp 9.56 bn, half at signing and half at handover. The developer quotes a 13.6% gross yield on it, before costs. We'll send our own model once we've checked rates for three-bedroom houses in the area.

Ownership

Ownership & what you actually get

A 28-year land lease backs this villa, extendable by 25 years under the developer's guarantee at the renewal-day market price. We ask for the price formula to go into the contract. You sign with the developer at a notary. The villa is standing already, so its certificate of occupancy and rental license go on our request list today.

Ownership and permits: Umalas Oasis · 3BR villa
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 yearsThe developer guarantees the extension but prices it at market. We want the formula and a cap in the contract before you pay.
ZoningTo confirm with RDTRResidential zones dominate Umalas. An RDTR extract confirms what applies here.
Building approval (PBG)To confirmBefore the deposit, we request the PBG number and extract.
DeveloperDream Island Development, legal entity to confirmOur check covers the developer's legal entity and past projects.
Certificate of occupancy (SLF)To confirmThe villa has stood complete since 2024. We ask for the SLF on paper, because the rental license needs 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 itProtection on a finished house means documents checked up front and money routed through the notary.
Furniture and handoverFull, handed over in 2024An appendix to the contract lists every piece of furniture and each appliance.
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 · 3BR villa payment schedule

  1. 50%Half of the villa price when you sign the contract.
  2. 50%The rest at handover of keys and documents.

Our listing database shows the developer's two-step plan. There's no construction left to stage payments against, so the second installment waits for the documents.

Location

Location: Umalas

Umalas sits back from the sea between Seminyak and Canggu, with villas, schools and cafés instead of beach clubs. It's a place to live and to let long term.

Umalas Oasis: villa pool, breeze-block wall
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 three-bedroom here fits a family on a yearly lease, the kind of tenant Umalas draws most. The beach takes a short ride, and the lanes are narrow.

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 · 3BR villa

What does Rise Real Bali charge when I buy the villa at Umalas Oasis?

Nothing at all. The developer builds our commission into its own list price. We fund the pre-deposit review ourselves: RDTR zoning, the PBG and certificate of occupancy, plus the land lease with its 25-year extension clause. Findings arrive in writing, each open question on its own line, so you know exactly what is still missing.

Can I buy the Umalas Oasis villa from overseas?

You can. On a live Zoom walk-through we go room by room, then out to the pool. With your power of attorney in place, the notary closes the Umalas Oasis contract without you in the room. Our team checks the villa against the furniture list on site, and the full amount leaves your account only against the signed deal and papers.

What does the villa price include?

The house comes fully furnished with appliances: a fitted kitchen, air conditioning, and furniture in the bedrooms, living room and study. The listing database shows over Rp 620 million spent on furniture across the complex. We fix the exact contents in an inventory attached to the contract and check it again at acceptance.

What happens to the villa lease after 28 years?

You get 28 years first. After that, the developer's guarantee gives you 25 more, but the renewal fee follows the market at that point, and no one can quote it now. That's why we get the extension terms and the pricing method written into the land lease before you pay.

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