UMALAS · ID RR-1035

Umalas Private Suite

Umalas Private Suite is a first phase of five 79 m² duplexes with private pools, five minutes from Canggu, priced from Rp 1.59 bn to Rp 1.84 bn. Kaluna Dev sells each one on a 20, 25 or 30-year leasehold, and the longer the term, the higher the price.

Property

What you get

Umalas sits between Canggu and Seminyak, a residential pocket of villas, rice-field gaps, international schools and cafés. Kaluna Dev is putting up five duplexes here as phase one. Each has 79 m² (≈ 850 sq ft) over two levels, with the living room, courtyard, private pool and deck below and the bedroom above.

The format suits guests who want a week or two without a shared wall: a couple, or a family with a small child. One layout comes in six versions. You choose a 20, 25 or 30-year lease and one of two finishes, semi-furnished or Airbnb-ready. Our yield models use the 30-year Airbnb-ready version so the numbers compare like with like.

Prices run from Rp 1.59 bn for 20 years semi-furnished to Rp 1.84 bn for 30 years Airbnb-ready. The developer also offers Mgmt Financing, where the manager clears 40% of the price out of rent collected over four years. We read it as a loan and check the rate, the shortfall terms and who owns the unit until it's paid off. The brochure's yield figures come before costs.

Developer: Kaluna Development, all projects and terms

Developer price list

Umalas Private Suite: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
Private Suite, 20-year lease, semi-furnished	79 m²	1	Rp 1.59 bn	with numbers →
Private Suite, 25-year lease, Airbnb-ready	79 m²	1	Rp 1.75 bn	on request
Private Suite, 30-year lease, Airbnb-ready	79 m²	1	Rp 1.84 bn	with numbers →

The developer's price list gives these prices and sizes, and we recheck what's left and at what price once you reserve. Three of six versions appear here. The rest come with floor plans when you message us.

Ownership

Ownership & what you actually get

You'd hold a leasehold (Hak Sewa) in your name or your company's, recorded by a notary, for 20, 25 or 30 years depending on the version. We've asked the developer for the extension terms. The paperwork runs in three steps: reservation, the sale and purchase agreement (PPJB), then the lease signed in front of a notary. Only a finished building gets an SLF, and the rental license comes after that.

Ownership and permits: Umalas Private Suite
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	20, 25 or 30 yearsThree terms to choose from, and 30 years is the longest. We've asked for the extension terms and want them in writing.
Zoning	Being checkedUmalas mixes housing and guest accommodation. We check the plot against the Badung RDTR zoning plan.
Building approval (PBG)	Copy requestedPhase one is already going up, so the permit should exist. We want its number and a copy before any deposit.
Certificate of occupancy (SLF)	At handoverWithout an SLF the regency won't grant a rental license. That's why we tie the handover payment to the document pack, not to a calendar date.
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	Manager loan, under reviewRent from the first four years goes toward 40% of the price, paid through the manager. We read the contract for what happens if income falls short.
Furniture and handover	Airbnb-ready, date not setThe furniture and appliance list becomes an appendix to your 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 Private Suite?

Leave your WhatsApp and I'll send them today.09:41

Terms

Umalas Private Suite payment schedule

10%Reservation: Rp 184 million on the 30-year Airbnb-ready version.
25 + 25%Two installments tied to construction stages.
30 + 10%Finishing works, then handover.

Payments split 10/25/25/30/10 on the full plan. Mgmt Financing drops your part to 10/25/25, and the manager settles the last 40% from rent. We look at it as a loan and check how it's structured legally.

Location

Location: Umalas

Umalas gets the same guests and the same restaurants as Canggu, five minutes down the road, while its lanes stay quieter than Batu Bolong. The catch is narrow roads without sidewalks and no beach on foot.

Umalas from the air: villas set among gardens — Umalas · Badung · 5 min to Canggu

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

Canggu and its surroundings make up the densest rental market on the island: demand stays even and competition runs high. For a pool duplex our figure is Rp 1.1 million per booked 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

Do I pay Rise Real Bali a fee on an Umalas Private Suite duplex?

No. Kaluna Dev pays our commission, and your price is the one you'd get from the developer directly. Before any deposit we check the plot's zoning, the building permit for phase one, the extension terms and the Mgmt Financing contract, at our own cost. We list any loose ends in writing before you commit.

Which versions does Umalas Private Suite sell, and at what prices?

Six versions of one 79 m² duplex. Three lease terms, 20, 25 or 30 years, each come in two finishes. Semi-furnished runs from Rp 1.59 bn to Rp 1.77 bn, and Airbnb-ready from Rp 1.66 bn to Rp 1.84 bn. A longer lease raises the price. These are the developer's list prices.

How do payments work at Umalas Private Suite?

You pay in five parts. A 10% reservation, Rp 184 million on the top version, holds the unit. Next come two 25% payments at construction stages, 30% once finishing starts and 10% when you get the keys. We check progress on site before each payment and hold the last one back until the developer fixes any defects.

Can I buy an Umalas duplex without flying to Bali?

Yes. Our broker carries a phone camera through the site on Zoom, covering the courtyard, the unit, the outlook and the lane in. Under your power of attorney, a local notary signs for you, and money moves by bank transfer. At handover we film the unit, log defects and keep the final installment until the developer puts them right.

Units in this project