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Home / Areas / Bali/ Umalas
The quiet residential side of the south-west coast, between Canggu, Seminyak and Kerobokan.

Umalas

Umalas is a residential area of Kerobokan, in North Kuta district, Badung Regency, set inland between Canggu, Seminyak and Kerobokan town. It has no beach of its own and no nightlife to speak of, which is the point: the streets are lanes of villas with rice fields between them, and the beaches and clubs of Berawa and Seminyak are a short drive away. Families have a practical reason to live here. The Lycée Français de Bali is on Jalan Umalas Kauh, ProEd Global School has its Umalas campus on Jalan Bumbak Dauh, and Canggu Community School is about a kilometre from ProEd. Children also ride at the Umalas Equestrian Resort, with 35 stables and indoor and outdoor arenas. Berawa is about 1.8 km away, Seminyak about 4.5 km and the airport about 15 km, roughly 40 minutes by car. Building here is mostly villas and small complexes of townhouses and apartments, many of them on former rice land, so check the zoning of the plot. A foreign buyer holds a lease or a Hak Pakai title, never freehold.

Umalas Kauh (Lycée Français, the riding school) · Anyar Umalas and Jalan Bumbak Dauh (ProEd Global School) · rice-field lanes between them · Berawa to the west · Kerobokan town and Seminyak to the south Residential area of Kerobokan, North Kuta, Badung · Villas, rice fields and international schools · Leasehold or Hak Pakai for foreigners
Leasehold or Hak Pakai
Foreign ownership
~40 min
Drive to Ngurah Rai airport
3 nearby
International schools
CONNECTIVITY

Where Umalas sits.

Umalas is a web of narrow lanes rather than main roads. Jalan Umalas Kauh and Jalan Bumbak Dauh carry most local traffic, the lanes run out to Berawa in the west and to Kerobokan and Seminyak in the south, and the airport is about 15 km away through Kuta. Scooters and ride-hailing cars are the usual way to get around.

Drive times

Berawa~5 min
The nearest beach~7 min
Berawa and Seminyak beach clubs~10 min
Seminyak~15 min
Central Canggu~15 min
Ngurah Rai International Airport (DPS)~40 min

Metro & transport

No rail
Bali has no metro or urban rail, and none is under construction. A line from the airport through Seminyak and Berawa has been planned for years but has no investor.

Major roads

Jalan Umalas Kauh
Jalan Bumbak Dauh
NEIGHBORHOOD LIFE

A full life — without leaving.

Education

  • Lycée Français de Bali, Jalan Umalas Kauh (French curriculum, ages 2 to 18)
  • ProEd Global School, Umalas campus on Jalan Bumbak Dauh (Cambridge curriculum, ages 3 to 18)
  • Canggu Community School, about 1 km from ProEd in Tibubeneng

Healthcare

  • Private clinics within about 2 km
  • Siloam Medika Canggu, a 24-hour clinic of the Siloam group in Tibubeneng
  • Full hospitals with 24-hour emergency departments in Kuta, among them BIMC Kuta and Siloam Hospitals, about 25 minutes away

Shopping

  • Cafés, restaurants and fitness studios in the neighbourhood
  • The night market by Lio Square in Kerobokan
  • Seminyak's shops and restaurants about 15 minutes south

Leisure

  • Umalas Equestrian Resort: 35 stables, indoor and outdoor arenas, rides through the rice fields and to the beach
  • Beach clubs of Berawa and Seminyak, among them Finns, Atlas and Potato Head, about 10 minutes away
  • Surf and beaches of Berawa and Canggu a short drive west

Landmarks

  • Rice fields between the villa lanes
  • Umalas Equestrian Resort
  • Batu Belig and Petitenget beaches a short drive south-west
THE DATA

The numbers. No fluff.

Umalas is the residential, inland side of the coast between Canggu and Seminyak: villa lanes among rice fields, two international schools and a riding school, and no beach of its own. That makes it a family address more than a holiday one. The two projects Palmera lists here are small and residential. Kaluna Development's Umalas Reserve & Private Suite pairs four bedroom villas with private pools and one bedroom lofts; the lofts are offered on a 30-year lease. SWOI Development Group's Loft Umalas puts studios, mezzanine apartments and two bedroom townhouses with pools on one 6,200 m² plot, on a lease running until 2054. Since 2026 a Bali regulation bans nominee ownership and limits turning farmland into commercial plots, which matters on former rice land. Letting to holidaymakers needs a business licence, and from August 2026 unlicensed listings have been taken off the booking platforms. Prices in Indonesia must by law be quoted and paid in rupiah, even where a developer shows US dollars.

FIGURES INDICATIVE, NOT A GUARANTEE · AS OF 2026-10-20
IS IT RIGHT FOR YOU?

Who Umalas suits best.

A strong fit if you're…
  • Families with school-age children: the Lycée Français de Bali and ProEd Global School are in Umalas, and Canggu Community School is about a kilometre away
  • Buyers who want quiet at home and the coast close by: villa lanes and rice fields, with Berawa about 5 minutes and Seminyak about 15 minutes away
  • Riders: the Umalas Equestrian Resort runs lessons, camps and rides through the rice fields
Look elsewhere if you want…
  • A beach on foot: Umalas is inland, and the nearest beach is about a 7-minute drive
  • A plot without a zoning check: much of Umalas was rice land, and converting productive farmland to commercial use is restricted since 2026
2 PROJECTS IN UMALAS

What's available right now.

Live from the catalog — sorted cheapest first.

OFF-PLAN
Kaluna Development

Kaluna Umalas Reserve & Private Suite, Bali

1-4 Bedroom Handover Q4 2027
From
429,683AED
OFF-PLAN
SWOI Development Group

SWOI Loft Umalas, Bali

Studio, 1-2 Bedroom Handover Q4 2026
From
459,063AED
GOOD TO KNOW

Common questions about Umalas.

Where is Umalas?+

Umalas is a residential area of Kerobokan, in North Kuta district, Badung Regency, inland between Canggu, Seminyak and Kerobokan town. Berawa is about 1.8 km away, central Canggu about 5.4 km, Seminyak about 4.5 km, and Ngurah Rai airport about 15 km, roughly 40 minutes by car.

Which international schools are near Umalas?+

Three within a few minutes. The Lycée Français de Bali on Jalan Umalas Kauh follows the French national curriculum for ages 2 to 18. ProEd Global School has its Umalas campus on Jalan Bumbak Dauh and teaches the Cambridge curriculum for ages 3 to 18. Canggu Community School is about a kilometre from ProEd, in Tibubeneng.

Can a foreigner buy property in Umalas?+

Yes, on a lease or a Hak Pakai title, never freehold. Freehold land (Hak Milik) is for Indonesian citizens only. Most foreigners buy a leasehold, a contract with the Indonesian landowner signed as a notarial deed for a fixed term. Loft Umalas is offered on a lease running until 2054, and the Umalas Private Suite lofts on a 30-year lease; for the Umalas Reserve villas, ask the developer for the term in writing. A Hak Pakai is a registered title with minimum prices for foreign buyers in Bali (IDR 5 billion for a house, IDR 2 billion for an apartment under the latest decree, confirmed by the notary). Nominee arrangements are void and, since 2026, banned by Bali regulation.

How close is Umalas to the beach?+

Umalas is inland. The nearest beach is about 7 minutes by car, the beach clubs of Berawa and Seminyak (Finns, Atlas, Potato Head) are about 10 minutes away, and the surf of Berawa and Canggu is a short drive west. Living here means trading a beach on foot for quieter streets.

Can I let my Umalas property to holidaymakers?+

Only as a licensed business. Short-term letting needs a business identification number (NIB) with the right business code (KBLI) from the OSS licensing system, and guests pay regional hotel tax of up to 10%. Foreign owners let through a licensed Indonesian operator or their own foreign-owned company (PT PMA). From 1 August 2026 unlicensed listings have been removed from the main booking sites. Long lets to families who come for the schools are a contract between you and the tenant, and the rent is taxed in Indonesia.

Which projects does Palmera have in Umalas?+

Two. Umalas Reserve & Private Suite by Kaluna Development pairs four bedroom villas with private pools (the Reserve) and one bedroom lofts (the Private Suite). Loft Umalas by SWOI Development Group combines an apartment building of studios and mezzanine apartments with rows of two bedroom townhouses, each with its own pool, on one 6,200 m² plot among rice fields.

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