Seminyak long term rental prices vs Kerobokan and Umalas
Nest team · Last updated:
On 6 October 2026, the median asking rent for a Seminyak long term rental on Nest was about Rp 36 million for listings priced by the month and about Rp 360 million for those priced by the year. That is less than in neighbouring Kerobokan (about Rp 51 million a month, Rp 425 million a year) and Umalas (about Rp 50 million a month, Rp 450 million a year).
These are asking prices of listings on Nest, not the rent you will finally agree with an owner, and each area is the area as Nest's area page draws it on the map. Below: prices by bedrooms, why monthly and yearly figures don't compare, where the three areas meet, and what to check before you commit.
What a Seminyak long term rental costs on Nest
| Area | Rentals on Nest | Median monthly asking rent | Median yearly asking rent |
|---|---|---|---|
| Seminyak | 79 | Rp 36,100,000 (19 listings) | Rp 361,500,000 (60 listings) |
| Kerobokan | 238 | Rp 51,340,258 (40) | Rp 425,000,000 (197) |
| Umalas | 203 | Rp 50,340,258 (40) | Rp 450,000,000 (165) |
| All of Bali | 1,491 | Rp 43,272,718 (344) | Rp 400,000,000 (1,151) |
Seminyak has the fewest rentals of the three and is the only one below the Bali-wide medians, monthly and yearly; Kerobokan and Umalas sit above both. Its monthly figure rests on just 19 listings, so treat it as a rough guide.
Most rentals here are furnished villas. Of Seminyak's 79 rentals, 70 are villas and 8 are apartments; Kerobokan has 222 villas among its 238, and Umalas 189 among its 203. Almost all are listed as furnished (78 in Seminyak, 237 in Kerobokan, 200 in Umalas), and the few others don't say.
How these figures were made
They come from the listings visible on Nest on 6 October 2026, with a property that several agents list counted once. Each figure is a median (the middle asking price, not an average), shown only where at least 5 listings have that price.
Prices by number of bedrooms
Median yearly asking rent (number of listings in brackets):
| Bedrooms | Seminyak | Kerobokan | Umalas |
|---|---|---|---|
| 1 | Rp 200,000,000 (9) | Rp 210,000,000 (20) | Rp 200,000,000 (15) |
| 2 | Rp 300,000,000 (17) | Rp 350,000,000 (70) | Rp 360,000,000 (55) |
| 3 | Rp 423,000,000 (21) | Rp 528,000,000 (62) | Rp 600,000,000 (52) |
| 4 | Rp 692,875,000 (8) | Rp 692,875,000 (30) | Rp 723,000,000 (27) |
| 5 or more | – (2) | Rp 800,000,000 (11) | Rp 1,017,000,000 (10) |
Median monthly asking rent (number of listings in brackets):
| Bedrooms | Seminyak | Kerobokan | Umalas |
|---|---|---|---|
| 1 | Rp 32,500,000 (7) | Rp 31,587,500 (9) | Rp 32,500,000 (7) |
| 2 | – (4) | Rp 50,000,000 (13) | Rp 50,000,000 (13) |
| 3 | Rp 42,000,000 (5) | Rp 55,625,000 (12) | Rp 54,362,465 (12) |
| 4 | – (3) | Rp 84,500,000 (5) | – (4) |
A dash means fewer than 5 listings had that price, too few for a median.
For one bedroom, the three areas ask about the same: around Rp 200 million in the yearly listings and around Rp 32 million in the monthly ones. For two and three bedrooms, Seminyak's yearly medians are clearly lower: Rp 300 million against Rp 350 million in Kerobokan and Rp 360 million in Umalas for two bedrooms, and about Rp 423 million against Rp 528 million and Rp 600 million for three.
So Seminyak's lower overall median isn't only a matter of smaller homes. Per bedroom (each yearly price divided by its bedrooms), Seminyak's median is Rp 150 million (57 listings), against Rp 175 million in Kerobokan (193 listings), about Rp 190 million in Umalas (159) and about Rp 170 million across Bali (1,089). The data doesn't say why, so compare the homes themselves: size, garden, pool, condition and what the rent includes.
Monthly or yearly: why the two prices don't compare
Most rentals in these areas are priced by the year: 60 of Seminyak's 79, 197 of Kerobokan's 238 and 165 of Umalas's 203. The monthly medians come from a smaller, separate set.
That's why you can't multiply a monthly figure by 12 and set it against a yearly one. On 6 October 2026, none of the rentals in Seminyak or Kerobokan showed both a monthly and a yearly price, and only 2 in Umalas did, too few for a like-for-like figure.
In practice, committing to a year opens up far more choice; if you need flexibility, filter for monthly prices and expect fewer options. If a yearly rent is paid upfront, check what the contract says about leaving early or a sale of the property before you transfer anything.
Where Seminyak ends and Kerobokan begins
Officially, Seminyak is one of the five kelurahan (urban villages) of the Kuta district (Kecamatan Kuta) and covers about 2.65 km². The district's northern border is Kerobokan Kelod, in North Kuta (Kuta Utara), according to the Kuta district's own profile.
The name Kerobokan covers three neighbouring kelurahan: Kerobokan Kelod, Kerobokan and Kerobokan Kaja. With the villages of Canggu, Dalung and Tibubeneng they make up North Kuta, a district split off from Kuta that began operating on 1 January 2013.
On the ground, the names run into each other. Indonesia's official tourism site describes Seminyak as stretching from Double Six Street in the south and merging into Kerobokan and Umalas north of Petitenget Temple. An area name in an ad is only a hint, so look at where the pin is.
Nest's area pages draw each area as a box on the map: an approximation of where each neighbourhood's listings sit, not an official boundary. Kerobokan's box takes in the southern part of the Umalas box (more than half of it) and the northern third of the Seminyak box. A villa in those overlaps is counted on both pages, so Kerobokan's figures share many listings with Umalas's and Seminyak's.
What Seminyak is like to live in
The official tourism site calls Seminyak an upmarket coastal area just north of Legian and Kuta, some 10 km from Denpasar, known for fashion, dining and places to stay. It describes the mood as more laid-back than Kuta's and the beach as fairly quiet during the day, suggests exploring on foot, and warns that traffic on this stretch of the west coast can get very congested.
Bali Home Immo, an agency, calls Seminyak established and central, with easy logistics, and says the main choice is often between living near the commercial and beachside centre and living further into the residential streets.
On Nest, Seminyak's rentals lean smaller than its neighbours': 16 of its 79 have one bedroom, against 29 of Kerobokan's 238 and 21 of Umalas's 203. See long-term rentals in Seminyak for the current listings.
What Kerobokan and Umalas are like
North Kuta's official profile describes a district growing very fast in tourism, trade, services, investment and housing, and a mix of urban and residential areas, tourism, trade and services, with farmland still holding on in places. Kelurahan Kerobokan calls itself a fairly densely populated urban area, with villas, hotels and restaurants in one of its neighbourhoods, Anyar Kelod. Kerobokan Kaja says most of its land is housing and that it borders Denpasar directly.
On Nest, Kerobokan offers the widest choice of the three, with 238 rentals, most of them two-bedroom (84) or three-bedroom (74) homes. Browse the long-term rentals in Kerobokan.
On Nest's map, the Umalas box sits north of Seminyak's. By the year, its listings ask the most of the three for bigger homes: about Rp 600 million a year for three bedrooms (52 listings) and about Rp 1 billion a year for five or more (10 listings). See long-term rentals in Umalas.
The rainy season: floods and beach rubbish
If you sign a lease in the dry months, two things are worth knowing.
Floods
Heavy rain on 13 and 14 December 2025 flooded parts of Seminyak, Legian and Kerobokan Kelod. detikBali reported that Jalan Kunti 2 in Seminyak was the worst-hit spot it saw, that 20 residents were evacuated from Jalan Tangkuban Perahu in Kerobokan, and that in places in Denpasar and Badung the water reached an adult's waist. Bali Post reported that the drains couldn't cope with the intense rain. An official of Badung's disaster agency (BPBD) told both outlets that the spot is low-lying and flanked by rivers, and told Bali Post that it floods very often. NusaBali reported water on other roads too, including Sunset Road.
Before you sign, ask the neighbours or the banjar (the local community council) whether the street floods, and try to see the house after rain.
Beach rubbish
Each year, rubbish washes up along Badung's west coast, including the beaches of Kuta, Legian and Seminyak. In 2022, an official of Badung's environment and cleaning agency (DLHK) called it an annual phenomenon that usually peaks from December into the new year and eases by April. In December 2025 the agency was clearing Kuta, Legian, Seminyak and Petitenget beaches and expected the heaviest period to run until February or March 2026; by mid-February, Bali Post reported that it was easing.
It isn't only a wet-season problem. The agency collected 1,724 tonnes of washed-up rubbish from Badung's coast in July 2026, its second-highest month after February 2026, Bali Post reported. If the beach matters to you, expect it to look very different from month to month.
How to compare villas in Seminyak, Kerobokan and Umalas
- Compare like with like. A two-bedroom against two-bedrooms, a yearly price against yearly prices. The tables above give you a median to test an asking price against.
- Ask what the rent includes. Bali Home Immo's guide reports that pool and garden care, cleaning and internet are more often included in monthly rents than in yearly ones, and that electricity is often paid separately. Get the list in writing.
- Check the terms, not only the price. The minimum period, the payment schedule, the deposit and recurring services can differ from one property to the next.
- Look at the pin, not the label. The three names run into each other and Nest's boxes overlap, so check the exact location on the map.
- Make the trip at the hours you'll travel. Traffic on this part of the coast can be heavy, so time your commute or school run first.
- Pay only when it's real. Meet the owner or agent, view the home and sign a contract before any money changes hands.
The short version
By the year, Seminyak's listings on Nest ask the least of the three for two- and three-bedroom homes, but there are far fewer of them. Kerobokan and Umalas offer more choice and more large villas, at higher medians. Whichever you pick, compare by bedrooms, get the inclusions in writing, ask how the street copes with heavy rain, and pay only against a signed contract.
The figures here are Nest's data of 6 October 2026, and this guide is refreshed every quarter.
Sources
- Kecamatan Kuta, Pemkab Badung: Profil Instansi (accessed 6 October 2026)
- Kecamatan Kuta Utara, Pemkab Badung: Profil Kecamatan Kuta Utara (accessed 6 October 2026)
- Kelurahan Kerobokan, Pemkab Badung: Profil Instansi (accessed 6 October 2026)
- Kelurahan Kerobokan Kaja, Pemkab Badung: Profil Kerobokan Kaja (accessed 6 October 2026)
- Indonesia Travel (Ministry of Tourism): Seminyak, Bali's Vibrant Hub (accessed 6 October 2026)
- detikBali: Penampakan Banjir di Denpasar hingga Seminyak Hari Ini (14 December 2025) (accessed 6 October 2026)
- Bali Post: Banjir Rendam Jalan Kunti Seminyak, Sejumlah Wisatawan Dievakuasi (14 December 2025) (accessed 6 October 2026)
- NusaBali: Warga hingga Wisatawan Dievakuasi, Banjir Landa Sejumlah Kawasan di Badung dan Denpasar (15 December 2025) (accessed 6 October 2026)
- detikBali: Fenomena Tahunan, Pantai Kuta Kembali Dipenuhi Sampah Kiriman (25 October 2022) (accessed 6 October 2026)
- detikBali: Strategi DLHK Bereskan Teror Sampah Kiriman di Pesisir Barat Badung (3 December 2025) (accessed 6 October 2026)
- Bali Post: Sampah Kiriman di Pantai Badung Mulai Mereda, Aksi Bersih-bersih Tetap Digencarkan (13 February 2026) (accessed 6 October 2026)
- Bali Post: Sampah Kiriman Kembali Melonjak, DLHK Badung Catat 1.724 Ton Sepanjang Juli 2026 (30 July 2026) (accessed 6 October 2026)
- Bali Home Immo: Your Guide to Long Term Rental in Bali Today (accessed 6 October 2026)
- Bali Home Immo: Seminyak Villas for Rent Yearly (accessed 6 October 2026)