UMALAS · ID RR-4707

Three-bedroom villa in Umalas with a 23.5 m² pool: 220 m², ready to move in

This completed three-bedroom villa in Umalas gives you 220 m² on a 200 m² plot for Rp 8.87 bn, furniture included. Each bedroom has its own bathroom, and there's a 23.5 m² pool and a terrace. You'd hold a 22-year leasehold with a stated 25-year extension, and you can move in now: the owner wrapped up construction in June 2026.

  • Leasehold 22 + 25 years
  • Ready to move in
  • Completed 2026
  • 3bedrooms
  • 3bathrooms
  • 220 m²house
  • 200 m²plot
  • Leasehold22 + 25 years
  • Readycompleted in 2026

Property

What you get

The owner finished the house in June 2026, so nothing inside has seen years of tenants. Umalas itself is a calm residential district between Canggu and Seminyak. Berawa and Batu Belig beaches take around ten minutes by scooter, and the neighborhood cafés and supermarkets are close.

The white two-story house, 220 m² (≈ 2,370 sq ft), has arched windows. Downstairs sit a living room with a white sofa, a dining area and a closed kitchen with a marble island and a wine fridge. The living room opens onto the 23.5 m² (≈ 255 sq ft) pool that runs the length of the house, with loungers and seating around a linear fire pit. Every bedroom has its own bath and a fitted air conditioner.

The lease runs 22 years plus a stated 25-year extension, 47 in all. The plot sits in a yellow zone, per our records. That's residential. Furniture is part of the Rp 8.87 bn asking price. Before a deposit the owner has to produce the permit number for the PBG, the SLF, and a word on where the rental license stands.

Ownership

Ownership & what you actually get

What changes hands is a 22-year leasehold that the listing says extends by 25 more. We write both the right to extend and its cost into the contract. Signature and payment take place the same day before a notary. Proof of the PBG and the SLF must come from the owner first, and any rental license depends on those two.

Ownership and permits: Three-bedroom villa with a 23.5 m² pool, Umalas
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 term22 + 25 yearsTwenty-two base years plus the stated 25 make 47. The extension right and what it costs go into the contract before the deposit.
ZoningYellow, residential, per our databaseAn RDTR Badung extract confirms it ahead of the deposit.
Building approval (PBG)To confirmThe owner owes us the permit number and an extract before any deposit. The house's legal standing hangs on this document.
SellerOwner, completed homeThe owner sells directly. We trace the seller's right and every earlier contract in the chain.
Certificate of occupancy (SLF)To confirmWe ask the owner for the SLF, since no rental license (NIB) comes without 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.
EscrowNot needed, the house is finishedYour money leaves at the notary's desk, at the moment the lease passes to your name.
Furniture and handoverFully furnishedFurniture and appliances stay with the house. Our inventory joins the contract 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
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Terms

Three-bedroom villa with a 23.5 m² pool, Umalas payment schedule

  1. ReservationA deposit takes the villa off the market; you and the owner agree how much.
  2. ChecksSeller's right, zone per RDTR, PBG and SLF: we clear each one before the main payment.
  3. CompletionYou sign and pay in the notary's office while the right moves over to you.

No payment plan for this house sits in our listing database. We settle one with the owner once the checks clear and set it down in the contract.

Location

Location: Umalas · Badung

Villas, international schools and cafés share the narrow lanes of Umalas. Expat families rent here by the year, though every beach day between Canggu and Seminyak starts with a scooter ride.

Three-bedroom villa in Umalas: pool along the house
Umalas · Badung · Kerobokan
  • Batu Belig Beach10 min
  • Berawa Beach9 min
  • Petitenget Beach11 min
  • Ngurah Rai Airport≈ 35 min

Berawa and Batu Belig sand lies about two kilometers off. Kindergartens, supermarkets and cafés sit within a few minutes, and Petitenget is two and a half kilometers away.

Umalas · Badung · Google map

Area guide and all properties

Straight answers

Questions about Three-bedroom villa with a 23.5 m² pool, Umalas

Do I pay Rise Real Bali a fee on this three-bedroom villa?

No. The seller covers our fee from the asking price. Before you put down money, we check at our cost who holds the lease, how the 22-year term and its 25-year extension read on paper, what the RDTR says about the plot, and whether PBG and SLF exist. A written report lists every loose end, and mismatches surface early.

I live overseas. Can I close on this villa without flying in?

Yes. A Zoom walk-through shows you the house, and you grant a power of attorney so the Bali notary can close in your absence. Since the villa already stands complete with furniture, we check it room by room against a list and put the condition of the walls, the pool and every appliance into a signed handover record. You pay as the lease transfers, and our staff collect the keys in Umalas.

Do you publish a rental yield for this villa?

Not on this page. The nightly rates we hold describe another kind of property and don't carry over to a private family house like this one. Ask and we'll model it: Umalas rate data, three occupancy scenarios, and running costs taking 40% of revenue. Whatever comes out is a forecast, because no one can promise rental income.

How can I earn from the villa without nightly bookings?

Annual leases to expat families work well in Umalas, with schools and kindergartens nearby and quiet streets. A three-bedroom house with a pool fits that demand. The rent sits below what nightly guests pay, but management costs less and occupancy stays even through the year. We'll send figures for both scenarios whenever you ask.

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