Flat in Umalas

🇮🇩 Umalas, Bali flats: 1-3 bed modern apartments, rice-field views, near Seminyak & Canggu

Umalas sits at the practical center of Bali’s most dynamic lifestyle corridor — between Seminyak, Kerobokan and the rising wave of Canggu — and buying a flat in Umalas means buying into convenience, curated hospitality and steady rental demand. The area’s low-rise fabric, rice-field fringes and mix of boutique hospitality provide a predictable market for flats and serviced apartments aimed at professionals, seasonal residents and tourists seeking longer stays. For private buyers and investors alike, Umalas offers a balance of walkable cafes, coworking hubs and quieter residential streets that shape clear expectations for rents, yields and resale prospects.

💶 How much Flat costs in Umalas

Buying flat in Umalas is priced below Seminyak but above many parts of North Kuta, reflecting its location and lifestyle appeal. Average price of flat in Umalas typically ranges by unit type and proximity to Seminyak or main roads. Expect clear price bands and unit sizes that make comparisons straightforward.

• Studio / serviced apartment: USD 70,000–130,000 (IDR 1.1–2.0 billion) — 28–45 sqm, common in small boutique blocks and serviced-residence conversions.
• One-bedroom flat: USD 100,000–220,000 (IDR 1.6–3.5 billion) — 40–65 sqm, often with kitchenettes and access to shared pools and reception services.
• Two-bedroom flat: USD 180,000–420,000 (IDR 3.0–6.5 billion) — 70–120 sqm, targeted at families or longer-stay rentals.
• Premium / penthouse units: USD 450,000+ (IDR 7+ billion) — larger terraces and private fittings, limited availability in Umalas.

Market dynamics show moderate annual price growth and strong seasonal rental peaks. Resale flat in Umalas often trades at a premium when close to Seminyak’s dining strip or within walking distance of coworking and boutique retail. New developments in Umalas are typically low-rise, 2–6 storeys, with units sold as leasehold (Hak Pakai) or through investor structures.

🎯 Which district of Umalas to choose for buying flat

Umalas is functionally subdivided by streets and proximity to key hubs. Choosing where to buy flat in Umalas depends on whether the priority is rental yield, quiet residential life, or easy access to nightlife and F&B.

• Umalas I and Umalas II: Residential lanes with family homes, small apartment blocks and easy access to local markets. Advantages: quieter streets, stable long-term rental demand from expatriate families and staff.
• Border with Kerobokan: Strong mix of local commerce and modern villas. Advantages: proximity to Kerobokan Prison Road amenities, supermarkets and logistics for long-stay tenants.
• Near Jalan Drupadi / Seminyak fringe: Best for short-stay rentals and high guest turnover. Advantages: walking access to restaurants, boutiques and beach areas; higher headline rents but stronger management and compliance requirements.

Buyers should weigh transport and walkability: distance to the main Seminyak–Kerobokan artery directly influences rents, while rice-field-facing blocks retain long-term appeal for mid- to high-end tenants.

📈 Investment potential of flat in Umalas

Investment in flat in Umalas remains appealing for both buy-to-let and capital appreciation. The area benefits from a consistent tourism base and growing numbers of digital nomads and remote workers who prefer Umalas’ quieter streets but quick access to Seminyak cafés and spas.

• Rental yield of flat in Umalas: Typical gross yields of 5–8% for professionally managed short-stay units, net long-term yields around 3–5% after management and maintenance.
• ROI on flat in Umalas: Investors targeting medium turnover short-stay can achieve annualized ROI in the high single digits, with capital growth dependent on proximity to Seminyak and infrastructure upgrades.
• Demand drivers: proximity to international schools, coworking spaces, boutique hospitality and direct airport transfers.

Bullet list of investment advantages:

• Strong seasonal demand from Australia, Europe and Asia.
• Lower acquisition cost than Seminyak, improving entry-level investor metrics.
• High occupancy potential where property is professionally managed by local specialists.

🏗️ Developers, projects and where to find new developments in Umalas

Umalas has fewer large national developers than central Denpasar or southern Bali resorts; growth is driven by boutique developers, local investor-builders and hospitality operators converting villas into serviced flats. For sales, listing and management, established local firms and international agencies play key roles.

• Agencies and management firms active in the Umalas market: Ray White Bali, Exotiq Property, Seven Stones Indonesia, Elite Havens — these firms list resale flat in Umalas and manage rental operations.
• Common project formats: low-rise condominium blocks, serviced-apartment conversions, and mixed-use buildings with ground-floor cafés.
• Typical delivery and payment: developers often offer staged handover, some units sold as leasehold (initial term 25–30 years, renewable), and many projects require a down payment of 20–30% with developer installment plans available.

Buyers should expect that new developments in Umalas favor smaller scales (10–60 units), designed to match the neighbourhood character and local zoning limits within Badung Regency.

🏦 Mortgage and developer installment plan in Umalas for foreigners

Financing a flat in Umalas for non-Indonesian citizens follows specific constraints. Indonesian banks’ policies vary; many require residency documentation and collateral in Indonesia. Developer installment plan in Umalas is often the most practical route for foreign buyers.

• Mortgage in Indonesia for foreigners: Available in limited cases; typical conditions include KITAS (work/residence permit), local taxable income or Indonesian guarantor, loan-to-value often 40–60%, and interest rates roughly 8–13% depending on bank and currency.
• Flat in Umalas with mortgage: Feasible for foreigners with a permanent KITAS or corporate structure (PMA), but banks may require higher down payments and shorter terms than for Indonesian nationals.
• Developer installment plan in Umalas: Common offerings include interest-free installments up to 12–24 months, or longer plans with staged payments tied to construction milestones. Down payments of 20–30% are standard; buyers can often secure units with a reservation fee of IDR 50–150 million.

Bullet list of financing tips:

• Obtain formal proof of income and tax status to improve mortgage eligibility.
• Consider a PMA company structure for clear title and financing options when planning investment flat in Umalas.
• Negotiate developer schedules and ensure written warranties on delivery dates and finishes.

🧾 Step-by-step legal and administrative process to buy flat in Umalas

Buying flat in Umalas follows Indonesian transactional norms with additional checks for foreign buyers. The sequence is straightforward when supported by a notary and reputable agency.

• Selection and reservation: Choose unit, pay reservation fee to secure the unit; request copies of land title (Sertifikat) and developer licenses.
• Due diligence and pre-contract: Engage a notary to verify land certificates (Hak Guna Bangunan / Hak Pakai), zoning restrictions, and developer permits; execute a Perjanjian Pengikatan Jual Beli (PPJB) as preliminary contract.
• Final contract and registration: Completion through an Akta Jual Beli (AJB) at the notary and registration at the National Land Agency (BPN); taxes and transfer fees are settled at this stage.

Mandatory costs and taxes typically include:

• BPHTB (transfer tax) approximately 5% of the transaction value on the buyer side.
• Notary and registration fees generally 0.5–1.5% of sale price.
• Developer VAT or PPN where applicable (commonly 10% on new developments sold by taxable entities).

Timelines vary: reservation to AJB for completed flats may be 2–6 weeks; off-plan projects follow construction schedules tied to developer deliverables.

⚖️ Legal ownership, rental rules and residency implications for flat buyers in Umalas

Foreign ownership of property in Indonesia is governed by specific title types and investment structures. Understanding them is essential before concluding any buy.

• Title types: Foreigners cannot hold Hak Milik (freehold); the common structures for foreigners are Hak Pakai (right to use) and ownership via a PMA (foreign-owned company) where properties can be held as Hak Guna Bangunan (HGB).
• Rental regulation: Short-term tourist rentals are widely practiced but require compliance with local business licenses and tourism accommodation permits; many investors use professional managers to handle permits, cleaning and taxes.
• Residence permit and citizenship: Buying property in Umalas does not automatically grant a residence permit or citizenship. Residence permits are obtained through employment, investment visas or family ties; citizenship through property purchase is not available in Indonesia.

Taxes on rental income and ownership:

• Owners must report rental income in Indonesian tax returns when applicable.
• Property taxes (PBB) are modest, assessed on NJOP values, and municipal fees apply depending on location.

🏡 Which purposes suit buying flat in Umalas and recommended districts

Flats in Umalas serve multiple buyer profiles: relocation, second-home, rental investment, or family living. Matching purpose to micro-location increases satisfaction and rental performance.

• Living and relocation: Umalas I & II and Kerobokan border — quieter streets, local schools and supermarkets make these districts ideal for families relocating to Bali.
• Seasonal residence and second home flat in Umalas: Fringe areas near Seminyak and Petitenget — ideal for buyers seeking short walks to restaurants and beach clubs; typical purchases are one-bedroom serviced apartments.
• Rental investment and investment flat in in Umalas: Units within 1–2 km of Seminyak’s main strip or near coworking hubs deliver the best occupancy and yields; two-bedroom units perform well for family rentals.

Typical buyer-to-district mapping:

• Families: Umalas residential lanes — two-bedroom flats and duplexes.
• Digital nomads / couples: Seminyak fringe — studios and one-bed serviced flats.
• Investors: Proximity to Jalan Raya Seminyak / Petitenget — professionally managed short-stay units.

The prospects for the flat market in Indonesia point to steady appetite in lifestyle corridors like Umalas, where limited low-rise supply, consistent tourism flows and growing remote-work demand underpin rental performance and resale liquidity. As infrastructure improves and management standards rise, strategically selected flats in Umalas remain a pragmatic choice for those seeking living convenience or reliable investment exposure to Bali’s urban-resort fringe.