Umalas Reserve: reviews and facts
What is published about Umalas Reserve in Umalas, Bali, Indonesia, what official registers and other sources say, and what changed over time. Facts only, each with its source.
- Developer
- Kaluna Development kalunadevelopment.com
- Location
- Umalas, Bali, Indonesia
- Stage
- off-plan · active kalunadevelopment.com
- Handover on record
- Q4 2027 kalunadevelopment.com
- Permit or licence number
- not published
- Deposit protection
- stated kalunadevelopment.com
- Page we read
- kalunadevelopment.com kalunadevelopment.com
- Last checked
- 5 Nov 2026
- Open data record
- BALI-035
In short
- Umalas Reserve is listed as off-plan in Umalas, Bali, Indonesia, by Kaluna Development. kalunadevelopment.com
- The handover date on record is Q4 2027. kalunadevelopment.com
- No permit or licence number is published in the sources we read. kalunadevelopment.com
- Of 11 developer claims we checked, 0 are confirmed by a register or an independent source, 7 are not yet verified and 4 are contradicted by another source. Open data record
What is promised
As published by the developer or on listing pages, in the wording of the source.
- Price from: USD 380,000 - 380,000 kalunadevelopment.com
- Units: 2 kalunadevelopment.com
- Unit sizes: 218 - 218 m² kalunadevelopment.com
- Unit types: 4BR villa kalunadevelopment.com
- Payment plan: 60% until handover, remaining 40% in instalments up to 5 years after handover kalunadevelopment.com
- Ownership: Leasehold 30 years + 30 years extension kalunadevelopment.com
- Permit authority: Badung Regency (PBG via SIMBG) kalunadevelopment.com
- two 4BR villas, 218 m2 building on 250 m2 land, $380,000 kalunadevelopment.com
- ground and first floor layout with sauna and ice bath kalunadevelopment.com
- 5-year instalment calculator after handover kalunadevelopment.com
- 30+30 year leasehold, Yellow Zone, ROI 9-18% (projects page) kalunadevelopment.com
- per-unit OCBC bank guarantee (projects and About pages) kalunadevelopment.com
Delivery and delay record
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- Handover or completion: Q4 2027 date still ahead
our research record of 31 Oct 2026 kalunadevelopment.com
Permits and licences
- No permit or licence number is published in the sources we read.
- No permit number for this project (Kaluna shows 'PBG Obtained' only for Vasana) kalunadevelopment.com
Live check in the official registers
Queries the official registers we can reach for this country now and shows what each returns. Each answer is hashed (SHA-256); nothing is invented, a register with no data says so.
The six buyer checks
Public means the information is published. The level says who confirms it. Method: how we score.
| Check | Public | Who confirms it | What we found |
|---|---|---|---|
| Permit or licence number | no | not published | No permit number for this project (Kaluna shows 'PBG Obtained' only for Vasana) kalunadevelopment.com |
| Deposit protection | yes | stated only by the developer | Per-unit OCBC bank guarantee: 'a legitimate, certified, bank-issued letter should the project fail to complete and operate. Issued per unit by OCBC'; projects page: 'Every offplan Project is backed by a legitimate, certified Bank Guarantee issued directly by OCBC Bank' kalunadevelopment.com |
| Construction progress | no | not published | |
| Floor or site plans | yes | stated only by the developer | Project page 'FLOOR LAYOUT - 4 BEDROOM' with ground and first floor kalunadevelopment.com |
| Developer track record | yes | stated only by the developer | Kaluna projects page lists ready villas with rental data (Casa de Fiero, Seminyak; Casa Amadeo, Seminyak; Casa da Tove, Uluwatu) and past projects (The Palms, Casa Amani, Villa Khaya, Casa de Tulla, Casa Amora, Casa Benita); About page claims 120+ villas delivered (homepage says 100+) kalunadevelopment.com |
| No guaranteed returns | yes | not published | Projects page 'ROI 9-18%'; 'Guaranteed by OCBC Bank' refers to completion, not returns kalunadevelopment.com |
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| Each unit backed by an OCBC bank guarantee refunding buyers if the project is not completed | not verified yet | kalunadevelopment.com | |
| 120+ villas delivered (About page) vs 100+ (homepage) | contradicted | kalunadevelopment.com | |
| Founded 2013 ('Since 2013') vs 2012 (LinkedIn and portals) | contradicted | kalunadevelopment.com | |
| Completed villas Casa de Fiero, Casa Amadeo, Casa da Tove operating with rental data | not verified yet | kalunadevelopment.com | |
| 30+30 year leasehold | not verified yet | kalunadevelopment.com | |
| Building permit (PBG) issued for this project | not verified yet | kalunadevelopment.com | |
| Projected ROI 9-18% | not verified yet | kalunadevelopment.com | |
| Portal describes 'contractual ROI guarantees' (developer pages show projected ranges only) | contradicted | impalarealestate.com | |
| Up to 5-year instalments after handover | not verified yet | kalunadevelopment.com | |
| Price $380,000 (portal lists from $528,000) | contradicted | newhomes.id | |
| Completion Q4 2027 (portal only) | not verified yet | newhomes.id |
What changed, with dates
- 5 Nov 2026 · Hourly page check: payment plan stated: 60% due on booking (SHA-256 afa0898e1e5231dc...) kalunadevelopment.com
- Fingerprint of the developer page text on 5 Nov 2026: SHA-256
afa0898e1e5231dc.... Anyone can check it on kolaboro.com/verify. kolaboro.com/verify
Public reports
What public sources report, with the link. We list reports; we do not judge the developer.
- No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.
About the developer
- Founded: 2012 kalunadevelopment.com
- Head office: Jl. Beraban No.72, Kerobokan Kelod, Badung, Bali, Indonesia kalunadevelopment.com
- Units delivered: 100 kalunadevelopment.com
- Kaluna projects page lists ready villas with rental data (Casa de Fiero, Seminyak; Casa Amadeo, Seminyak; Casa da Tove, Uluwatu) and past projects (The Palms, Casa Amani, Villa Khaya, Casa de Tulla, Casa Amora, Casa Benita); About page claims 120+ villas delivered (homepage says 100+) kalunadevelopment.com
Other projects by Kaluna Development that we track
- Berawa Signature Bali
- Tumbak Signature Bali
Similar projects
- Tumbak Signature Bali · off-plan
- Dream Catcher Village Bali · off-plan
- Berawa Signature Bali · off-plan
- Dasa Ubud Bali · off-plan
- Umah Ubud Bali · off-plan
Market context: Bali
- We track 76 projects in Bali. 1% publish a permit or licence number and 16% state deposit protection. kolaboro.com/m
- In Bali, 9 tracked projects are past the first handover date on record; the median is 5 months. kolaboro.com/index/delays
Buyer reviews
There are no verified buyer reviews of Umalas Reserve yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.
Reviews waiting for moderation are not shown.
Right of reply
Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.
Reply as the developer Report a correction Questions to ask the developer
Before you pay
Paste the project link for a free live check of what official registers say. For a full desk review and a site visit by a local agent, order the pre-purchase check.
Questions buyers ask
Is Umalas Reserve legit?
Kolaboro does not label projects or developers. What the public record shows: No permit or licence number is published in the sources we read. Of 11 developer claims we checked, 0 are confirmed by a register or an independent source, 7 are not yet verified and 4 are contradicted by another source. The handover date on record is Q4 2027. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Check the sources on this page and ask the developer for documents before paying.
When will Umalas Reserve be delivered?
The handover date on record is Q4 2027.
Who is the developer of Umalas Reserve?
Kaluna Development, according to the sources listed on this page.
Does Umalas Reserve have a permit or licence?
No permit or licence number is published in the sources we read.
Are there reviews of Umalas Reserve?
There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.
Sources
Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.
- kalunadevelopment.com https://kalunadevelopment.com/projects/umalas-reserve/
- impalarealestate.com https://impalarealestate.com/off-plan/developers/kaluna-development/
- kalunadevelopment.com https://kalunadevelopment.com/
- kalunadevelopment.com https://kalunadevelopment.com/about-us/
- kalunadevelopment.com https://kalunadevelopment.com/projects/
- newhomes.id https://newhomes.id/kaluna-development/
Last checked 5 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.