Badung · Established
A residential rather than tourist area, home to people who work in Seminyak and play in Canggu. Fewer short-term listings, higher occupancy, lower nightly rate. It is a market of yearly contracts and expat families.
Photos: Wikimedia Commons · Umalas, cafés for residents rather than tourists © Germartin1, CC0 · Batu Belig and Berawa, the nearest beaches © Mx. Granger, CC0 · Houses amid paddies, a typical Umalas view © Jakub Hałun, CC BY-SA 4.0
Kerobokan is a large district with a market, the prison, furniture workshops and international schools. Umalas is its quiet part with villas among what remains of the rice fields and cafés for locals. Batu Belig beach is 10 minutes away, Seminyak and Canggu 15.
The market is different here, with 2–4-bedroom villas let yearly to expats, not nightly to tourists. Hence high occupancy (41–52%) at a moderate nightly rate and less seasonality.
Badung · -8.6650, 115.1600 · Google Maps
DOMA rating, 5 = highest on the island. Land and nightly rate mean price level. Occupancy is AirROI against the island average. Infrastructure covers hospitals, schools and roads. Quiet is the inverse of traffic and nightlife.
| Metric | Value | Source |
|---|---|---|
| Land, leasehold (Umalas) | IDR 12–25M/are/yr (25–32 yrs) | Kibarer, 06.2026 |
| Land, freehold (Umalas) | IDR 0.9–1.4B/are | Kibarer, 06.2026 |
| Land, leasehold (Kerobokan) | IDR 12–15M/are/yr (16–28 yrs) | Kibarer, 06.2026 |
| Villa | grouped with Seminyak at $500k–1.2M, no separate median | Magnum Estate, best areas 2026, 27.05.2026 |
| ADR (Kerobokan / Umalas) | $181 / $150 | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
| Occupancy | 40.7% / 52.4% | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
| Revenue per listing | $19,600 / $26,900 a year | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
| Active listings | 552 / 29 | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 to Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
| Listings with price (leasehold) | 191 |
|---|---|
| Median asking price | $273,000 |
| Middle half of the market | $174,000 – $437,000 |
| Median price per m² built | $1,560 |
| Median lease term | 25 years |
| Lease-Year Price, median | $11,400 per year |
| 2-bedroom villas, median price | $178,000 (n=55) |
| 2-bedroom villas, Lease-Year Price | $7,200 per year |
| Listings with 29+ lease years | 18% |
| Residential zoning (where stated) | 95% |
| Off-plan share | 12% |
| Gross yield in listings (asking rent ÷ price) | 10.4% |
DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026 (areas Umalas, Kerobokan). Asking prices, not transactions. IDR converted at 17,960 per USD. Lease-Year Price = price ÷ lease years, see the DUVI definition. Zoning in a listing is not a permit, so check KKPR for the specific plot.
What a guest of a villa in Umalas & Kerobokan sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
The nearest beach to Umalas and Kerobokan. A wide strip of dark sand, a few clubs and cafés, but none of Seminyak's density. In the morning residents of nearby villas jog and walk dogs here, in the evening they watch the sunset with a drink. For Umalas families it is the everyday beach, 10 minutes along Jl. Batu Belig.
A 16th-century sea temple on the border of Kerobokan and Seminyak. The odalan ceremonies every 210 days gather the whole neighbourhood, including the Umalas banjars. For residents the temple is also a marker. Everything south of Petitenget sells as Seminyak and costs more, everything north and east is already Kerobokan.
Two parallel lanes through what is left of the rice fields, lined with cafés, yoga studios, kindergartens and bakeries for people who live here rather than holiday. This is the heart of expat Umalas, with a coffee queue in the morning and dinner at the neighbourhood restaurant at night. Villas in the side lanes are let yearly to families, the most stable long-let segment in the south.
Jl. Raya Kerobokan and the streets around it are known for furniture workshops making teak and rattan pieces for villas across the south. The traditional market with morning vegetables and flowers for offerings is here too. If you are furnishing a rental villa, this is where you come. Prices are lower than in Seminyak showrooms and pieces are made to size.
The second beach of choice, already inside Canggu. Large clubs with pools, surf schools and an international school nearby. Umalas families come here with children at weekends. The drive along Jl. Raya Semer takes 10 minutes, twice that at rush hour.
The main temple of Kerobokan village on Jalan Raya Kerobokan, around which a traditional community still lives, with banjars, gamelan and processions on temple days. Every 210 days on the odalan the street is closed, worth knowing when choosing the road to a villa. For a buyer the temple means two things. One is a living Balinese context 10 minutes from Seminyak, the other is mandatory approval for any build near the temple zone, where setbacks and height limits apply.
The main reason to live in Umalas is that all of Seminyak's infrastructure is 10 minutes away without its noise and housing prices. Supermarkets, international clinics, Eat Street restaurants and the Seminyak Village mall. Umalas long-term tenants usually work in Seminyak.
Landmark photos: Wikimedia Commons · Batu Belig Beach © Germartin1, CC0 · Pura Petitenget © Jpatokal, CC BY-SA 4.0 · Umalas I and II lanes © Germartin1, CC0 · Berawa Beach © Mx. Granger, CC0 · Seminyak's restaurants and shops © Christophe95, CC BY-SA 4.0
| Airport | 35–50 min |
|---|---|
| Beach | Batu Belig / Petitenget 10–15 min |
| Clinics | Siloam, BIMC ≈20 min |
| Schools | Bali Island School, Montessori in the area |
| Shops | Pepito, Frestive, Bali Buda |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
Neither. It is a separate residential area between them, administratively Kerobokan (Badung). 10–15 minutes to either.
40.7% at ADR $181 (AirROI, 552 listings). Umalas has just 29 listings but 52% occupancy, which is where long lets show.
Yearly. Expats pay IDR 200–500M for a 2–3-bedroom villa up front, with no voids or platform fees.
Updated 2026-09-20. Not a public offer. DOMA is an investment partner in Bali. We do not run projects in this area unless stated on the page.
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