Umalas, Bali

Region

Investing in Umalas

Umalas combines peace and space with proximity to the busy hotspots. A residential area that attracts expats and longer-stay tenants, without the bustle of the coast.

Central

Between Canggu and Seminyak

80-95%

Occupancy rate in prime locations

up to 80 yr

Leasehold, unique in the market

Residential

Green and quiet character

Umalas, premium real estate Bali

The area

The residential heart of south Bali

Umalas sits strategically between Canggu and Seminyak, with all amenities close by but without the bustle of the coastline. The area is popular with families, expats and tenants who stay longer and seek a quieter, greener environment.

That residential character translates into stable rental demand and an audience that values quality and space. For investors it is an area with a healthy balance between return and resilience.

Nearby: Seminyak · Canggu · Berawa Beach · Petitenget

Quiet with everything within reach

Umalas owes its appeal to its location: you are within ten minutes of both Canggu and Seminyak, yet you live in a green, quiet environment with wide lanes and spacious plots. That makes the area popular with families and tenants who stay longer and seek quality of life.

For rentals this means stable, less seasonal demand from an audience that values space and privacy rather than the bustle of the coastline.

Who Umalas suits

Umalas suits investors looking for a resilient, residential product with a healthy balance between return and stability, close to the hotspots but without the bustle. With leasehold terms of up to 80 years, our projects here offer an exceptionally long horizon.

Why Bali Estate Group

Four reasons why investors choose us

Leasehold up to 80 years

We negotiated extension options up to 80 years, where the market standard is 30 years. At the time of writing unique in the market.

Developer and seller in one

No intermediaries. We select the location ourselves, arrange the legal structure and contract the operator.

MĀUA by Swiss-Belhotel

International hotel operator with decades of experience, on our flagship Nova Ocean Resort. Higher occupancy, lower return variance.

Transparent quarterly reporting

Every quarter, insight into revenue, occupancy and return after tax. Verifiable figures instead of empty promises.

As seen on

Second Home Expo logo
Lotgenoten Podcast logo
RTL Z logo
MKB Servicedesk logo
Hortibiz logo

Experiences

What our investors say

5.0 · 40+ reviews
We first came across Bali Estate Group through the Lotgenoten podcast, where Roy talked about Bali's property market. He immediately came across as trustworthy, knowledgeable and transparent: he not only highlighted the opportunities, but also spoke honestly about zoning, building materials and possible pitfalls. In our conversation with Pierre, virtually all our questions were answered before we even had to ask them, and there was an instant personal click. The Dutch point of contact and short lines of communication are a big plus, and their involvement does not stop once the sale is done: newsletters with professionally edited videos let you follow the construction closely. We wholeheartedly recommend Bali Estate Group to anyone considering investing in real estate in Bali.
Tamara & CoenTamara & CoenInvestors
Bali Estate Group appealed to me right away: the no-nonsense mentality of Roy and Koen, no sales talk, but projects with real character. After an info evening in Delft I bought my first 2 units, with perfect financial guidance through a contact of Roy's. Now 6 units further: tidy and well organised on the construction site, and the after-sales on location is top notch.
FFrancois Chambone
After I sold my home in the Netherlands, I knew I wanted to do something with my equity. Through Danny I ended up at the Nova Ocean Resort project. I am very happy with my purchase and with the communication from the Bali Estate Group team. I look forward to the future!
JJessy P.
We have been investing in real estate for several years, looking for a high return combined with a beautiful country to spend our holidays. Originally we wanted to do this in Spain, but due to licensing restrictions there we moved on to other countries. During our search we came into contact with Bali Estate Group. From day one we had pleasant and intensive contact. We had more than a thousand questions and Bali Estate Group always helped us neatly, quickly and professionally.
JJohn
By early 2022 I was already busy putting my money to good use in real estate for a high ROI. However, this job was bigger than I thought. I came into contact with various parties, but it was all 'almost right'. Until I got in touch with Bali Estate Group at the end of 2024. The people gave me good advice and were able to fulfil all my wishes, and recommended investing in Bali with a high return. The person I am in contact with helps me with everything like a true professional investor. I am very satisfied with how everything is going and will certainly keep doing business in the future.
MMartin JInvestor
The purchase of Nova Oasis Villa in Canggu in early 2025 was initially a bit sluggish, but everything visibly improved along the way. The team is professional and skilled, and the reports are clear and complete. We have now stayed in the villa and will go again this year; it really feels like our second home.
PPeter Been & Marylin Paays

FAQ

Questions about Umalas

What characterises Umalas as a location?
A central, green and residential area between Canggu and Seminyak, popular with families, expats and longer-stay tenants, with all amenities close by.
Which project does Bali Estate Group have in Umalas?
Nova Villa Umalas, a luxury villa in the residential heart of Umalas, with leasehold terms of up to 80 years.
Can I, as a foreigner, simply buy real estate here?
Yes. The common route for foreign investors is leasehold (Hak Sewa), direct and without a residency requirement. Hak Pakai and PT PMA are alternatives for those who have residency rights or an investment company. We guide all three routes and explain what is appropriate for each situation.
How long is my leasehold term?
The market standard in Bali is 30 years. For our projects we have negotiated extension options up to 80 years, which at the time of writing is unique in the market. We record the exact term in writing per project before you commit.
How are rental and management handled?
We take care of everything from A to Z: a professional operator or our own local team handles reservations, guest service, cleaning and maintenance. Each quarter you receive a transparent report on revenue, occupancy and return.
What is a realistic investment horizon?
We advise at least 7 to 10 years for a healthy combination of rental return and appreciation. Selling your leasehold position in the meantime is possible; the negotiated long term increases its saleability.
What about tax?
Through the tax treaty between the Netherlands and Indonesia, Dutch investors pay no tax in the Netherlands on the value or rental income of Indonesian real estate. Indonesian withholding tax remains applicable: typically a final levy of around 10 percent on rental income from property. Always consult a tax adviser for your situation.
Luxury real estate and coastal scenery in Bali

Interested in Umalas?

Book a no-obligation introductory call. We will discuss which projects and regions best fit your goals.