UMALAS · ID RR-4700

Three-bedroom Mediterranean-style villa in Umalas: 400 m², handover September 2026

This three-bedroom villa in Umalas, now under construction, is priced at Rp 14.20 bn with furniture, on a 22-year lease plus a stated 25-year extension. You get four bathrooms, a 27 m² pool and a terrace, and the house fills almost all of its 400 m² plot. The seller states handover in September 2026.

  • Leasehold 22 + 25 years
  • Under construction
  • Pool 27 m²
  • 3bedrooms
  • 4bathrooms
  • 400 m²house
  • 400 m²plot
  • Leasehold22 + 25 years
  • Underwayhandover September 2026

Property

What you get

Umalas is the residential belt that separates Canggu from Seminyak: villas, international schools and cafés full of the expats who live there. Berawa and Batu Belig beaches are about ten minutes away by scooter. The house takes up nearly all of its 400 m² plot: living space also comes to 400 m² (≈ 4,305 sq ft), over two floors.

The renders show a white house with arches, floor-to-ceiling glazing and a double-height living room. All three bedrooms come with en-suite bathrooms, and there's a guest toilet, air conditioning, an open kitchen with a dining area and a 27 m² pool. The house comes fully furnished. We have no photos of the finished home yet, only renders.

The seller puts handover in September 2026. The lease runs 22 years and extends by 25, so 47 in total. Our listing database shows yellow, residential zoning but no PBG or SLF so far. The asking price is Rp 14.20 bn.

Ownership

Ownership & what you actually get

You'd sign a notarial land lease: 22 years, plus a 25-year extension the seller states, 47 years altogether. Before the deposit, the extension right and how it's priced go into the contract. Our database has no PBG for the house yet. The SLF and a rental license wait until the builders finish the villa.

Ownership and permits: Three-bedroom Mediterranean-style villa, 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 yearsA 22-year base plus a stated 25-year extension, 47 years in total. The renewal right and its price go into the contract before the deposit.
ZoningYellow zone (residential), per our databaseWe verify it with an RDTR Badung extract ahead of the deposit.
Building approval (PBG)Not issued, per our databaseWe ask the owner for the number and extract before the deposit. The house can't become legal without a PBG.
SellerOwner, house under constructionThe owner sells the house directly. Before the deposit we check the seller's right and the chain of contracts.
Certificate of occupancy (SLF)Not issued, per our databaseWe request it from the owner. Without an SLF, no rental license (NIB) follows.
Short-term rental license (NIB)Not issuedAirbnb, 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.
EscrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverFully furnishedThe house sells with furniture and appliances. Our inventory goes into 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 Mediterranean-style villa, Umalas payment schedule

  1. ReservationA deposit fixes the price and takes the villa off the market.
  2. Construction stagesEach payment follows a finished stage, with the deadline and a late penalty in the contract.
  3. HandoverYou pay the balance on acceptance against the inventory, as the lease moves to your name at the notary.

Our listing database shows no payment plan for the Umalas villa. After due diligence, we agree the schedule with the seller and the PPJB carries it.

Location

Location: Umalas · Badung

Umalas mixes villas and rice fields between Canggu and Seminyak, and expat families make up much of the neighborhood. That's why long-term rental works well here, while the beach needs a short ride.

Umalas villa render: facade and garden
Umalas · Badung · Kerobokan
  • Batu Belig Beach10 min
  • Berawa Beach9 min
  • Petitenget Beach11 min
  • Ngurah Rai Airport≈ 35 min

Berawa and Batu Belig are about 2 km off, Petitenget 2.5 km. Umalas cafés, supermarkets and kindergartens sit close by.

Umalas · Badung · Google map

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Straight answers

Questions about Three-bedroom Mediterranean-style villa, Umalas

What does Rise Real Bali charge on this Umalas villa?

Nothing. The seller covers our commission, which the price already includes. Before any deposit we pay to review the seller's right to the Umalas plot, the 22-year lease and how its 25-year extension works, the zone under RDTR, its PBG and the certificate of occupancy. Open questions land in a written report. When documents don't line up, you learn it before paying.

Can I buy this villa in Umalas while living abroad?

Yes. You view the Umalas build on a video call and sign at a notary via a power of attorney. Each installment matches a finished stage of the build. At completion Rise Real Bali walks the villa and logs every defect on a signed list. The final payment goes out as the lease passes to you, and progress videos arrive between stages, so you skip the flights.

Is there an income forecast for this villa?

We don't post one here. The rates we've gathered describe a different kind of property, and a private villa under construction in Umalas sits outside them. On request we model this particular house with the Umalas nightly rate, three occupancy cases and costs at 40%. Any figure is an estimate, and nobody guarantees what the villa will earn.

Why does the page show only renders?

The house is still under construction, and no finished interior exists yet. Renders show the design intent, not the result. Before your deposit we film the site for you and compare the materials specification with the contract. The furniture and finishes inventory goes into the PPJB, so at acceptance you have something to check against.

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