Villas for Sale in Umalas
Umalas looks like part of the same corridor on a map, but it answers to a different village office, rents mostly by the year, and has never had a beach club of its own.
A Different Kelurahan, a Different Feel
Umalas sits inside Kelurahan Kerobokan Kelod, not Desa Tibubeneng where the rest of this corridor sits, according to the Wikipedia Bahasa Indonesia entry on Kerobokan Kelod. Before a 2001 administrative split, Kerobokan Kelod belonged to the larger Desa Kerobokan, and it still forms part of Desa Adat Kerobokan for customary purposes today.
That distinction shapes the land itself. Jalan Umalas runs through ricefield-fringed, inland terrain lined with boutique villa compounds, a world away from the nearest beach club.
What a Year of Rent Actually Costs
Long-term rental, not daily letting, is the dominant product in this pocket, and the figures below come from Excel Bali's 2025-2026 pricing:
| Villa size | Yearly rent | Source and month |
|---|---|---|
| 2-bedroom | IDR 380 million to 500 million | Excel Bali, 2025-2026 |
| 3-bedroom | IDR 556 million to 667 million | Excel Bali, 2025-2026 |
| 4 to 5-bedroom | IDR 750 million to 1.2 billion | Excel Bali, 2025-2026 |
A 2-bedroom villa with a private pool also lists at around IDR 25 million a month for shorter stays, per the same source. No land price, build cost or rental yield figure specific to this pocket has been published, so treat any number outside this table as a guess.
Two Roads Carry the Social Life
Habitual Quench & Feed, an American-style diner running since the mid-2010s, and Nook, a warung backing onto ricefields, both sit on Jalan Umalas 1. Neither depends on beach traffic to fill its tables.
A short walk over on Jalan Umalas II, Monsieur Spoon has served French bakery classics since 2012, and Tiflis Georgian Cuisine claims to be the first Georgian restaurant in Bali. Both trade on their own kitchens, not on footfall from the coast.
A Family-Services Corridor
Lycee Francais de Bali has taught on Jalan Umalas Kauh since 1991 and now counts more than 400 students from over 25 countries. A British-curriculum preschool has run nearby on Jalan Umalas Lestari since 2014, alongside a 24-hour clinic on the same stretch.
A newer arrival, a padel club on Jalan Dukuh Indah, adds a sport-driven amenity that longer-stay residents increasingly ask for.
Zoning Here Is Agency Shorthand, Not a Map
Property guides here describe yellow zoning for residential use sitting beside land permitted for tourism, next to green ricefield the plan protects, but none of this is a cited government map, only agency shorthand. Building approval still depends on which RDTR zone a specific plot falls in, and only a notary or PPAT can confirm that before you sign.
Who This Pocket Will Not Suit
Be clear on the trade before you commit here:
- You want beach-club walkability. The nearest beach clubs sit a drive away, not a walk.
- You expect daily short-term rental income like the coast. The published rents are annual, not nightly.
- You want a cited government zoning map for this specific pocket. Only agency-guide language is available; get your own block checked.
Read Villas for Sale in Berawa for the beach-club side of the corridor, or Berawa Zoning Explained for how a zoning check actually works.
Frequently Asked Questions About Umalas
Is Umalas Part of Berawa's Village?
No. This pocket sits inside Kelurahan Kerobokan Kelod, not Desa Tibubeneng, per Wikipedia Bahasa Indonesia's entry on Kerobokan Kelod. It stayed part of Desa Adat Kerobokan for customary matters after a 2001 administrative split.
What Does a Villa Rent for in Umalas?
A 2-bedroom villa runs IDR 380 to 500 million a year, a 3-bedroom IDR 556 to 667 million, and a 4 or 5-bedroom IDR 750 million to 1.2 billion, as of 2025-2026 per Excel Bali.
Which Schools Are Near Umalas?
Lycee Francais de Bali has taught there since 1991, now with 400-plus students, and a British-curriculum preschool has run nearby since 2014, both on the same family-services corridor.
Is Umalas Zoned for Short-Term Rental?
Property guides describe residential zoning next to tourism-permitted land and protected ricefield, but this is agency shorthand, not a cited government map. Verify your specific block with a notary before you sign anything.
What Is There to Do in Umalas?
Two side streets carry cafes and restaurants, including an American diner, a rice-field warung, a Georgian restaurant and a French bakery, with a padel club on Jalan Dukuh Indah nearby.
Is Umalas Quieter Than the Beach Strip?
Yes, by design. It trades beach-club walkability for ricefield views and a long-term rental market, sitting a short drive from both Seminyak and the Canggu and Berawa beach clubs.
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