UmalasVillas & land for sale or rent in Bali

Umalas is a green, residential area inland between Seminyak, Kerobokan and Canggu, in Badung regency. Known for villas among rice fields, quiet lanes and an established expatriate community, it suits families and long-stay residents who want calm and space within easy reach of the coast.

What is Umalas like?

Umalas lies a few kilometres from the beach, behind Kerobokan and Berawa. For years it has been a favourite of people who live in Bali rather than visit it: the lanes are lined with walled villas and gardens, and some still open onto rice fields. Restaurants, cafés, bakeries, gyms and equestrian and sports facilities have grown along its main roads, but the overall feel remains residential.

The fields are an important part of the character, and they are also changing. Some have been built on, others remain farmed, and the balance continues to shift. Umalas is part of the traditional villages of Kerobokan and its surroundings, and temples and ceremonies are part of everyday life.

For context, see our guides to neighbouring Kerobokan, Seminyak, Berawa and Canggu.

Who does Umalas suit?

Umalas tends to suit:

• Families who want a house with a garden, quiet streets and short drives to international schools in the Canggu, Umalas and Kerobokan area.
• Long-stay residents and retirees who prefer calm but want restaurants and services nearby.
• Buyers who value green views over a beach address.
• Investors interested in longer-term rentals to residents, as well as holiday villas for guests who prefer a quieter base.

It is less likely to suit someone who wants to walk to the beach or to nightlife every day.

What kind of property is found in Umalas?

Typical property types include:

• Family villas with gardens and pools, many of them built in the last two decades.
• Newer modern villas, often in small complexes.
• Older villas on larger plots, some needing renovation.
• Land plots, including some next to or among rice fields — where zoning needs particular attention.

Both leasehold and freehold properties appear on the market. Foreign buyers usually buy through a long-term lease, Hak Pakai on a residence within the conditions of PP 18/2021, or a PT PMA company. See leasehold vs freehold in Bali and PT PMA and property in Bali.

We do not publish general price ranges for Umalas; values vary with plot size, the view, the lane and the remaining lease term. For current options, see the listings in Umalas or browse all listings.

What should you check about zoning and access in Umalas?

Green-zone land is the main point to watch. Rice fields in and around Umalas may be classified in a green or agricultural zone where residential or tourism buildings are restricted or not permitted, and zoning plans in Badung are revised from time to time. A field view that looks permanent may also change if the neighbouring land is zoned for building. Before buying, it is worth checking:

• The zone of the exact plot through a KKPR confirmation for your intended use — and, if a view matters to you, the zone of the land around it.
• That existing buildings hold their approvals (PBG, and SLF where applicable) and that the approved function matches your plans, especially for rentals.
• Legal road access, since some villas are reached by narrow paths along fields.
• Drainage and flood behaviour in the rainy season.

Our due-diligence checklist explains these steps, and rental income in Bali covers licences for renting out.

On access: Umalas is central to the south-west — the beaches of Berawa and Seminyak, and Kerobokan's shops are a short drive away — but the main roads are busy at peak hours, and the narrow lanes inside the area are not designed for heavy traffic.

What is daily life like in Umalas?

Daily life is quieter than on the coast. Residents tend to drive to the beach, to school and to the supermarket, then return to a calm home. There is a good choice of restaurants, cafés and delis, gyms and sports facilities, and the services of Kerobokan and Seminyak are close. Mornings often start with the sound of roosters and ceremonies rather than traffic.

How does Umalas compare with its neighbours?

Umalas is greener and calmer than Berawa and Seminyak, and more residential than central Canggu. It overlaps in character with the quieter parts of Kerobokan. The main trade-off is distance from the beach.

Key points

• Umalas is an inland, residential area between Seminyak, Kerobokan and Canggu.
• It is popular with families and long-stay residents for its villas, gardens and calm.
• Some land is rice field that may sit in a green zone; always confirm zoning with a KKPR check.
• A field view can change if neighbouring land is buildable.
• Most daily needs are a short drive away rather than walking distance.

If Umalas sounds right for you, ask us what is currently available and we will go through the zoning, tenure and documents for each property.

Last reviewed: October 2026