Land for Sale Freehold in Umalas - Bali
3+ Freehold Land Plots for Sale in Umalas, Bali, in the Residential Belt between Seminyak and Canggu
Riverside 2.75 Are Land For Sale In Umalas
Price is negotiable
17 are streefront land for sale in tegal cupek
Walk To A School
Land For Sale Freehold in Umalas
Freehold Land across Umalas
Bali Home Immo’s freehold land listings across Umalas reach from Tegal Cupek to the riverside parcels along the area’s waterways. Each plot is offered on a Hak Milik title, the freehold title under Indonesian law with no expiry date. Hak Milik is reserved for Indonesian citizens, so buyers should speak with a licensed notary (PPAT) to confirm the right structure for their situation.
Bali Home Immo is AREBI-certified and has been operating since 2009, with 3+ freehold land listings across Umalas and a team that works in English, French, German and Indonesian.
Quiet Lanes, Ricefields, and Seminyak and Canggu a Short Ride Away
Umalas sits in Kerobokan, between Seminyak and Canggu, and keeps a residential character with quieter roads, remaining ricefields and international schools close by. Jalan Umalas and Jalan Bumbak are lined with cafés and restaurants, so daily needs sit within the neighbourhood itself. Streetfront plots in Tegal Cupek, riverside parcels and plots within reach of a school each give the land a different setting.
Reading the Zone before You Build
Every plot carries a zone classification that sets how it can be used. Residential zoning, shown in yellow on Bali’s zoning maps, is meant for homes. Touristic zoning, the pink zone, covers tourist accommodation, and Commercial zoning, shown in red, covers shops, offices and restaurants.
Each zone also carries its own building coverage (KDB), floor area (KLB) and green area (KDH) ratios, which set how much of a plot can be built and how much stays green. The built area calculation explains what counts toward them, and the building permit (PBG) is issued against the zone and these ratios.
What an Are of Umalas Costs
Freehold land across Umalas sits at roughly IDR 1.38 billion to IDR 1.85 billion per are. Residential plots on a street front in Tegal Cupek come to about IDR 1.38 billion per are, while plots within walking distance of a school sit at about IDR 1.60 billion per are. Riverside land costs more at about IDR 1.85 billion per are.
Questions Buyers Ask before Buying Land in Umalas
Are there international schools near Umalas?
Lycée Français de Bali is on Jalan Umalas Kauh. In neighbouring Kerobokan, Sunrise School Bali and Sekolah Lentera Kasih are listed among Bali’s international schools, and Canggu Community School and Montessori School Bali are in Tibubeneng on the Canggu side. Walking distance to a school is one of the criteria that shapes land prices here.
How to check a plot’s zoning?
Have the certificate details and a location pin of the plot ready, then open GISTARU, Bali’s official zoning map, choose the area, switch on the land layer and click the plot to read its colour against the legend: yellow for residential, pink for tourism, red for commercial and green for agriculture. Local government offices and the land office (BPN) can confirm the same information in person. A licensed notary then gives written confirmation, ideally before a deposit is paid.
Can I split a plot of land into smaller plots in Bali?
Yes, through a certificate split (pecah sertifikat). A licensed notary (PPAT) can handle it, or the owner can file at the local land office (BPN), which measures the plot and issues a new certificate for each part. It needs the original certificate, ID and land tax (PBB) records, and processing is commonly cited at around 15 days from a complete filing. Whether a split is allowed depends on the zone and local planning rules, so the notary checks this first.
What is the building height limit in Bali?
Bali’s long-standing limit is around 15 metres, known as the height of a coconut tree. It applies across tourism and residential zones alike. The building permit (PBG) is issued against it, and a licensed notary or architect confirms how it applies to a specific plot.
What supermarkets, cafés and restaurants are near Umalas?
Alive Wholefoods (Jalan Dukuh Indah), Pepito Supermarket (Jalan Raya Canggu) and Tiara Gatsu (Jalan Gatot Subroto Barat) are in Kerobokan, and Bintang Supermarket is on Jalan Raya Seminyak. Cafés and restaurants in Umalas include Uma Garden on Jalan Umalas 1, Kembali Bumbak, Nook, Monsieur Spoon, 7am Bakers Club and Bonito Fish Bar.