Stunning Mediterranean-Style 3-Bedroom Pool Villa in North Umalas/Kerobokan
Umalas · 3 bedrooms · 4 bathrooms · 4 are · IDR 4.9 billion
Villas for sale in Umalas
Inland neighborhood of homes, villas and rice fields between Canggu and Seminyak, near international schools.
Kelurahan Kerobokan Kelod, Kecamatan Kuta Utara, Kabupaten Badung
Look at a map between Berawa and Seminyak, and the inland stretch in the middle is Umalas. It has no village office of its own. The name covers neighborhoods of Kerobokan Kelod, a kelurahan (urban village) of Kuta Utara district, where banjar (neighborhood associations) such as Umalas Kauh carry it. Lanes like Jalan Umalas Kauh and Jalan Bumbak Dauh mix family homes, villas and village neighborhoods, and rice fields still open up between them in places.
Day to day, Umalas is mostly residential. Two international schools, the Lycée Français de Bali and ProEd Global School, have campuses here, and Canggu Community School is nearby in Tibubeneng. The beach at Batu Belig is about 6 minutes away by motorbike (our estimate), and Seminyak and central Canggu are a short ride further. Traffic is the trade-off: the main roads around Kerobokan are often congested. Umalas suits families planning around a school year, and anyone who wants a home base within reach of both Canggu and Seminyak.
Foreigners cannot hold freehold (Hak Milik), so most buy a leasehold (a long-term lease); Hak Pakai (right of use) for a home and, for a real business, a PT PMA holding HGB (right to build) are other routes. In Umalas, check whether the plot or its neighbors are rice fields, because Perda Bali 4/2026 strictly controls building on productive farmland, and ask for the villa's PBG (building approval) and SLF (certificate of fitness for use).
Questions about Umalas
Can a foreigner buy a villa in Umalas?
Not freehold in their own name. Foreigners buy leasehold (typically 25–35 years with an option to extend) or hold freehold through a PT PMA company; nominee arrangements are illegal and unenforceable. Our buying guides explain the options.
What do villas in Umalas sell for?
Tell us what you are looking for and we will send what fits, including villas that never reach the website.
What are the buying costs?
On a freehold purchase the buyer pays BPHTB of 5% on the value above the local allowance, the seller 2.5% final income tax, and notary and registration fees of roughly 1%. Leasehold transfers are taxed at 10% on the lease price, usually paid by the lessor. Every listing shows an estimate.
Who do I talk to about Umalas?
Richter – Real Estate Bali covers Umalas. Message on WhatsApp and you get a reply within our office hours, usually within the hour.
Nearby: Petitenget / Batu Belig · Berawa · Kerobokan · Seminyak · All areas