Bali Investment Advisor › Umalas

68 /100
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Investing in Umalas

Verdict: Strong opportunity  #4 of 41 areas in Bali · Badung

What the data says

  • ✓Deep rental market: many rentals listed, easier to let
  • iMostly leasehold: yields look higher than freehold would

Market snapshot

Gross yield7.7% Bali: 8.0%
Median villa priceRp 6,6 B 129 for sale
Price / m²Rp 31,5 M −3% vs Bali
Median annual rentRp 450 M 151 rentals
Leasehold price / m²Rp 31,3 M
Freehold price / m²Rp 32,2 M
Land price / m²Rp 7.625.000 6 land
Leasehold share89%

Yield by bedrooms

Bedrooms Median price Median rent / year Gross yield Listings
1 Rp 3,1 B Rp 272,5 M 8.8% 20
2 Rp 4,9 B Rp 367,5 M 7.5% 84
3 Rp 6,2 B Rp 475 M 7.6% 81
4 Rp 11 B Rp 850 M 7.7% 45
5+ Rp 14,6 B Rp 1,2 B 8.2% 19

Below-market listings

For-sale listings priced at least 20% under the median of comparable properties in the same area and tenure. With leasehold, a big discount often means fewer years left on the lease: always check it.

3-bedroom villa for sale in Umalas — 168 sqm −32% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 168 sqm Rp 3,6 B 3 bd · 168 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 13.4%
3-bedroom villa for sale in Umalas — 125 sqm −22% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 125 sqm Rp 3,1 B 3 bd · 125 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 15.5%
2-bedroom villa for sale in Umalas — 116 sqm −27% Leasehold
Umalas 2-bedroom villa for sale in Umalas — 116 sqm Rp 2,7 B 2 bd · 116 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 13.8%
6-bedroom villa for sale in Umalas — 668 sqm −37% Leasehold
Umalas 6-bedroom villa for sale in Umalas — 668 sqm Rp 13,1 B 6 bd · 668 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 9.2%
4-bedroom villa for sale in Umalas — 413 sqm −33% Leasehold
Umalas 4-bedroom villa for sale in Umalas — 413 sqm Rp 8,6 B 4 bd · 413 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 9.9%
2-bedroom villa for sale in Umalas — 250 sqm −38% Leasehold
Umalas 2-bedroom villa for sale in Umalas — 250 sqm Rp 4,9 B 2 bd · 250 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 7.6%
3-bedroom villa for sale in Umalas — 230 sqm −28% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 230 sqm Rp 5,2 B 3 bd · 230 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 9.1%
2-bedroom villa for sale in Umalas — 230 sqm −32% Leasehold
Umalas 2-bedroom villa for sale in Umalas — 230 sqm Rp 4,9 B 2 bd · 230 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 7.6%
3-bedroom villa for sale in Umalas — 309 sqm −33% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 309 sqm Rp 6,5 B 3 bd · 309 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 7.4%
Villa de 2 dormitorios en Umalas, Bali: espacio exclusivo y diseño moderno −37%
Umalas Villa de 2 dormitorios en Umalas, Bali: espacio exclusivo y diseño moderno Rp 6,3 B 2 bd · 339 m² · price/m² vs 6 comparables
Area median: Rp 29,5 M/m² Est. gross yield 5.9%
3-bedroom villa for sale in Umalas — 300 sqm −29% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 300 sqm Rp 6,6 B 3 bd · 300 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 7.2%
4-bedroom villa for sale in Umalas — 553 sqm −29% Leasehold
Umalas 4-bedroom villa for sale in Umalas — 553 sqm Rp 12,2 B 4 bd · 553 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 6.9%
3-bedroom villa for sale in Umalas — 225 sqm −21% Leasehold
Umalas 3-bedroom villa for sale in Umalas — 225 sqm Rp 5,6 B 3 bd · 225 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m² Est. gross yield 8.5%
3-bedroom villa for sale in Umalas — 230 sqm −22% Freehold
Umalas 3-bedroom villa for sale in Umalas — 230 sqm Rp 5,8 B 3 bd · 230 m² · price/m² vs 14 comparables
Area median: Rp 32,2 M/m² Est. gross yield 8.2%
3-bedroom villa for sale in Umalas — 250 sqm −22% Freehold
Umalas 3-bedroom villa for sale in Umalas — 250 sqm Rp 6,3 B 3 bd · 250 m² · price/m² vs 14 comparables
Area median: Rp 32,2 M/m² Est. gross yield 7.5%
Villa for sale in Umalas — 339 sqm −42% Leasehold
Umalas Villa for sale in Umalas — 339 sqm Rp 6,1 B 339 m² · price/m² vs 108 comparables
Area median: Rp 31,3 M/m²

Browse this area

Villas for sale in Umalas (129) Villas for rent in Umalas (151) Land for sale in Umalas (6)

Compare with nearby areas

Area Score Gross yield Price / m² Rentals
Ungasan 80 · Strong opportunity 12.2% Rp 31,7 M 35
Kerobokan 71 · Strong opportunity 8.0% Rp 29,7 M 79
Pecatu 69 · Strong opportunity 13.3% Rp 37,6 M 22
Canggu 67 · Good 7.8% Rp 34,6 M 453
Pererenan 66 · Good 7.7% Rp 35 M 97
Bukit 63 · Good 6.7% Rp 31 M 84

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How it works

  1. Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
  2. Leasehold prices buy a lease of typically 25–30 years, not the land. Their yields look higher: deduct roughly 3.5–4% a year of lease amortisation to compare with freehold.
  3. The score (0–100) weighs yield (45%), price per m² against the Bali median (25%) and depth of the rental market (30%). Areas with few listings are pulled towards 50.

Indicative market data, not financial advice. Asking prices are not sale prices; always check title, permits (PBG/SLF), zoning and remaining lease years with a notary before buying.