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: 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: 2–4-bedroom villas are 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: $500k–1.2M, no separate median | Magnum Estate, 27.05.2026 |
| ADR (Kerobokan / Umalas) | $181 / $150 | AirROI, 09.2026 |
| Occupancy | 40.7% / 52.4% | AirROI, 09.2026 |
| Revenue per listing | $19,600 / $26,900 a year | AirROI, 09.2026 |
| Active listings | 552 / 29 | AirROI, 09.2026 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 – Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
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: a coffee queue in the morning, 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: banjars, gamelan, 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: a living Balinese context 10 minutes from Seminyak and mandatory approval for any build near the temple zone, where setbacks and height limits apply.
The main reason to live in Umalas: all of Seminyak's infrastructure 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: 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: 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 agency: we do not build or sell in this area unless stated on the page.
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