Bali Investment Advisor › Umalas
68
/100
● Free beta
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 price322.618 €
129 for sale
Price / m²1.541 €
−3% vs Bali
Median annual rent22.029 €
151 rentals
Leasehold price / m²1.532 €
Freehold price / m²1.577 €
Land price / m²373 €
6 land
Leasehold share89%
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Yield by bedrooms
| Bedrooms | Median price | Median rent / year | Gross yield | Listings |
|---|---|---|---|---|
| 1 | 151.520 € | 13.340 € | 8.8% | 20 |
| 2 | 241.100 € | 17.991 € | 7.5% | 84 |
| 3 | 305.726 € | 23.253 € | 7.6% | 81 |
| 4 | 538.497 € | 41.611 € | 7.7% | 45 |
| 5+ | 716.767 € | 58.745 € | 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.
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−32%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 168 sqm
173.788 €
Est. gross yield 13.4%
−22%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 125 sqm
149.822 €
Est. gross yield 15.5%
−27%
Leasehold
Umalas
2-bedroom villa for sale in Umalas — 116 sqm
129.964 €
Est. gross yield 13.8%
−37%
Leasehold
Umalas
6-bedroom villa for sale in Umalas — 668 sqm
641.301 €
Est. gross yield 9.2%
−33%
Leasehold
Umalas
4-bedroom villa for sale in Umalas — 413 sqm
421.007 €
Est. gross yield 9.9%
−38%
Leasehold
Umalas
2-bedroom villa for sale in Umalas — 250 sqm
238.103 €
Est. gross yield 7.6%
−28%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 230 sqm
255.297 €
Est. gross yield 9.1%
−32%
Leasehold
Umalas
2-bedroom villa for sale in Umalas — 230 sqm
238.103 €
Est. gross yield 7.6%
−33%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 309 sqm
316.027 €
Est. gross yield 7.4%
.avif)
−37%
Umalas
Villa de 2 dormitorios en Umalas, Bali: espacio exclusivo y diseño moderno
305.964 €
Est. gross yield 5.9%
−29%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 300 sqm
324.685 €
Est. gross yield 7.2%
−29%
Leasehold
Umalas
4-bedroom villa for sale in Umalas — 553 sqm
599.290 €
Est. gross yield 6.9%
−21%
Leasehold
Umalas
3-bedroom villa for sale in Umalas — 225 sqm
272.736 €
Est. gross yield 8.5%
−22%
Freehold
Umalas
3-bedroom villa for sale in Umalas — 230 sqm
283.653 €
Est. gross yield 8.2%
−22%
Freehold
Umalas
3-bedroom villa for sale in Umalas — 250 sqm
308.412 €
Est. gross yield 7.5%
−42%
Leasehold
Umalas
Villa for sale in Umalas — 339 sqm
298.621 €
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Compare with nearby areas
How it works
- Gross yield = median annual rent ÷ median sale price, matched by number of bedrooms within each area. Monthly rentals are annualised at 75% occupancy.
- 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.
- 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.
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