179 listings · 16 agencies · updated Tuesday 27 October
Typical asking price for a 2 bedroom villa in Umalas: USD 260k, the middle of 112 listings (Bali Property Index, 27 Oct 2026).
Half are listed between USD 219k and USD 298k.
Built 2 bed villas in Umalas ask USD 259k leasehold; USD 331k freehold.
Typical asking price of built villas · 420 listings · 27 Oct. A figure needs 8 listings.
37 of 179 (27 Oct 2026).
Leasehold USD 259k (101 listings); freehold USD 331k (11 listings), 27 Oct.
25 years as the agency states it (153 listings, 27 Oct 2026); 11 state none. What happens at year 25 and at the end of a lease: the buying guide.
Umalas USD 260k (112 listings); Berawa USD 248k (117 listings); Batu Belig fewer than 8 listings, 27 Oct.
Prices are shown in your currency, converted from the agency's listed price at the stated rate; rupiah at 18,139 per USD on 28 Oct 2026. Lease terms are as stated by the agency unless the row says the document was sighted. Freehold is not open to foreign buyers directly; see answers 1 and 4.
Price spread
Asking prices for built villas in Umalas
| Price band | Listings |
|---|---|
| USD 100k to USD 125k | 1 |
| USD 125k to USD 150k | 3 |
| USD 150k to USD 175k | 4 |
| USD 175k to USD 200k | 15 |
| USD 200k to USD 225k | 8 |
| USD 225k to USD 250k | 19 |
| USD 250k to USD 275k | 20 |
| USD 275k to USD 300k | 16 |
| USD 300k to USD 325k | 14 |
| USD 325k to USD 350k | 5 |
| USD 375k to USD 400k | 2 |
| Above USD 400k | 5 |
Asking prices of 112 listings, checked 27 Oct.
Two months so far: USD 260k in September, USD 257k in October. The line starts at three months.
Typical of each listing’s lowest asking price in the month · 117 and 76 listings · 27 Oct
Maps show the approximate area, never the exact spot.
7 years left · 7 are · 159 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
On the agency's site since 17 Mar 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago
14 years left · 2 are · 130 m² · Listed by 1 agency
First seen by the index 23 Sep 2026 · last confirmed 20 Oct
17 years left · 2 are · 140 m² · Listed by 1 agency
About 37% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
First seen by the index 22 Sep 2026 · last confirmed 21 Oct
23 years left · 1.91 are · 116 m² · Umalas · Bumbak · Listed by 1 agency
About 37% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 1 Sep 2022 · first seen by the index 22 Sep 2026 · checked 14 hours ago
23 years left · 1.91 are · 116 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 37% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
First seen by the index 22 Sep 2026 · checked 14 hours ago
24 years left · 1.88 are · 120 m² · Kerobokan · Umalas · Listed by 1 agency
About 36% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 15 Mar 2026 · first seen by the index 7 Oct 2026 · last confirmed 21 Oct
22 years left · 1.06 are · 96 m² · Agency says Umalas; map pin is in Berawa · Listed by 4 agencies
Bali Home Immo USD 148,851 · Harcourts Purba Bali USD 162,633 · Bali Exception USD 175,000 · Betterplace USD 175,000
On the agency's site since 10 Oct 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago
21 years left · 1 are · 115 m² · extension 15 years · Kerobokan · Umalas · Listed by 1 agency
About 35% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 25 Sep 2025 · first seen by the index 22 Sep 2026 · checked 1 day ago
On the agency's site since 25 Sep 2025 · cut 19 Oct 2026
21 years left · 1.89 are · 81 m² · Kerobokan · Umalas · Listed by 1 agency
On the agency's site since 22 Oct 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago
On the agency's site since 22 Oct 2025 · cut 27 Oct 2026
19 years left · 1.5 are · 140 m² · extension 25 years · Umalas · Bumbak · Listed by 1 agency
About 32% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 28 Sep 2026 · checked 14 hours ago
23 years left · 1 are · 96 m² · Agency says Bumbak; map pin is in Berawa · Listed by 1 agency
First seen by the index 22 Sep 2026 · checked 3 days ago
21 years left · 1.33 are · 147 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 30% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 9 Mar 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago
25 years left · 1 are · 105 m² · Agency says Umalas; map pin is in Berawa · Listed by 2 agencies
Propertia USD 165,389 · Betterplace USD 230,000
About 38% under the typical asking price for 2 bed leasehold villas in Umalas with 25 or more years left
On the agency's site since 29 Apr 2023 · first seen by the index 22 Sep 2026 · checked 3 days ago
23 years left · 1 are · 147.3 m² · Listed by 1 agency
About 29% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 27 Feb 2026 · first seen by the index 6 Oct 2026 · checked 14 hours ago
1.02 are · 124 m² · Listed by 2 agencies
Kibarer Property USD 170,902 · Bali Home Immo USD 170,902
About 45% under the typical asking price for 2 bed freehold villas in Kerobokan
On the agency's site since 8 Oct 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago
22 years left · 1.67 are · 148 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 33% under the typical asking price for 2 bed leasehold off‑plan villas in Umalas
On the agency's site since 30 Jun 2020 · first seen by the index 22 Sep 2026 · checked 14 hours ago
7 years left · 7 are · 280 m² · Listed by 1 agency
On the agency's site since 1 Nov 2022 · first seen by the index 22 Sep 2026 · checked 3 days ago
23 years left · 1 are · 147 m² · Agency says Umalas; map pin is in Berawa · Listed by 2 agencies
Harcourts Purba Bali USD 176,415 · Bali Exception USD 190,000
About 24% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 10 Nov 2025 · first seen by the index 22 Sep 2026 · checked 14 hours ago
27 years left · 1.91 are · 116 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 33% under the typical asking price for 2 bed leasehold villas in Umalas with 25 or more years left
On the agency's site since 11 Oct 2024 · first seen by the index 7 Oct 2026 · last confirmed 20 Oct
26 years left · 0.9 are · 106 m² · extension 10 years · Agency says Umalas; map pin is in Batu Belig · Listed by 1 agency
About 32% under the typical asking price for 2 bed leasehold villas in Umalas with 25 or more years left
On the agency's site since 7 Apr 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago
1.31 are · 143 m² · Kerobokan · Umalas · Listed by 1 agency
About 45% under the typical asking price for 2 bed freehold villas in Umalas
On the agency's site since 10 Jun 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago
8 years left · 7 are · 250 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
On the agency's site since 9 Jan 2025 · first seen by the index 7 Oct 2026 · checked 1 day ago
25 years left · 0.9 are · 110 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 30% under the typical asking price for 2 bed leasehold villas in Umalas with 25 or more years left
On the agency's site since 25 Nov 2025 · first seen by the index 7 Oct 2026 · last confirmed 23 Oct
23 years left · 0.93 are · 150 m² · Agency says Umalas; map pin is in Berawa · Listed by 1 agency
About 20% under the typical asking price for 2 bed leasehold villas in Umalas with 15 to 24 years left
On the agency's site since 4 Feb 2026 · first seen by the index 22 Sep 2026 · checked 14 hours ago
24 of 179 shown
3 listings without a land size not shown.
179 listings · 27 Oct · lease years as the agency states them · tap a heading to sort
Lease years as each agency states them for the first 12 months after it said so, then counted down by the years since, rounded down. Each card opens the listing’s page with each agency that lists it, the full price history and links out.
All figures: 2 bedroom villas for sale in umalas, asking prices seen live on 27 Oct 2026, 179 listings unless stated. Sources: Bali Bound Realty, Bali Coconut Living, Bali Exception, Bali Home Immo and 12 other agencies on the index. Duplicates across agencies are matched on location, photos, land and build and counted once.
Also in Umalas: land, 1 bedroom villas, 3 bedroom villas, 4 bedroom villas, 5 bedroom villas, 6 bedroom villas. Nearby: Berawa 1.4 km, USD 248k (117 listings, 27 Oct) · Batu Belig 1.5 km · Petitenget 1.8 km, USD 276k (9 listings, 27 Oct).
