UBUD · ID RR-5791

Aruna Residence: two-bedroom townhouse, 87.8 m², on a 106.6 m² plot in Ubud

Rp 4.87 bn buys the larger of Aruna Residence's two formats: an 87.8 m² townhouse with two bedrooms and a 106.6 m² plot of its own. The complex is finished and sits east of central Ubud, around a shared pool. Leasehold is 35 + 10 years.

وحدة في Aruna Residence · الوحدات المعروضة: 2

  • Leasehold 35 + 10 years
  • Completed
  • Shared pool
  • 2bedrooms
  • 87.8 m²living area
  • 106.6 m²plot
  • Leasehold35 + 10 years
  • Readystage

العقار

What you get

The type 2 townhouse is the senior unit here: 87.84 m² on a 106.6 m² plot, two bedrooms and two levels joined by a staircase. The 79 m² townhouse type has sold, which leaves this one for sale. The courtyard with its pool and pavilions is a few steps away.

Two bedrooms and a private plot give a family or two couples space the apartments can't. Ubud houses like this rent by the week or month, at a higher nightly rate than a one-bedroom. The materials leave out the furniture list, so we're requesting the specification.

We price the nights at about Rp 2.5 million, based on comparable two-bedroom houses in Ubud. Occupancy cases are 49%, 59% and 69%, with 59% as the base. Operating costs are 16% of revenue. The base case nets roughly Rp 448 million a year, 9.2% of the price.

حساب هذا العقار

عائد Aruna Residence · 2BR townhouse: الإجمالي والصافي

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 2.5 million for a two-bedroom house in Ubud, less management, tax, wear and upkeep.

إجمالي 11.0%≈ 534 مليون روبية سنوياً بإشغال 59% و2.5 مليون روبية لليلة صافٍ 9.2%≈ 448 مليون روبية سنوياً · الاسترداد خلال ≈ 10.9 سنة
  • إيراد الإيجار الإجمالي534 مليون روبية11.0% من السعر · سعر الليلة 2.5 مليون روبية، الإشغال 59%
  • Operating costs85.4 مليون روبية16% of revenue
  • الصافي لك448 مليون روبية9.2% من السعر · الاسترداد خلال ≈ 10.9 سنة
سيناريوهات الإشغال: Aruna Residence · 2BR townhouse
الإشغالالدخل الإجماليالمصاريف 16%الصافي% من السعرفترة استرداد رأس المال
49%cautious443 مليون روبية70.9 مليون روبية372 مليون روبية7.6%13.1 سنة
59%base534 مليون روبية85.4 مليون روبية448 مليون روبية9.2%10.9 سنة
69%strong624 مليون روبية99.9 مليون روبية524 مليون روبية10.8%9.3 سنة

The base case is 59% occupancy with professional management, against 49% cautious and 69% strong.

من أين الأرقام

أرقام المطور
لا تذكر مواد المطور أي عائد، لذلك يعتمد النموذج على بيانات السوق وحدها.
سعر الليلة
2.5 مليون روبية، تقديرنا للمنطقة: بناءً على عقارات مماثلة في المنطقة تُدار باحتراف، مع تعديلها بحسب نوع العقار ومساحته ومستوى التشطيب.
نسبة الإشغال
بلغ متوسط إشغال فنادق بالي 73.2% في 2025 (Horwath HTL / C9 Hotelworks). للعقارات المؤجرة عبر شركة إدارة محترفة نحسب ثلاثة سيناريوهات: متحفظ 49%، وأساسي 59%، وقوي 69%.
المصاريف
16% من الإيراد: المصاريف التشغيلية للعقار.
عقارات مماثلة
Re-Imagined · فيلا بغرفتي نوم: 8.4% صافٍ بإشغال 60%; Re-Imagined · فيلا بأربع غرف نوم: 8.1% صافٍ بإشغال 55%; Re-Imagined · فيلا صغيرة: 9.8% صافٍ بإشغال 55%.
التقارير والبيانات
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (مارس 2026); Colliers — Bali Hotel Market Report Q2 2026; تقريرنا عن سوق بالي 2026; عائد الفلل في كانجو وبيريرينان.

هذا تقدير من Rise Real Bali، وليس ضماناً للدخل. نعيد حساب سعر الليلة والإشغال لوحدتك ولشركة الإدارة التي تختارها؛ وبيانات العقار من مواد المطوّر. منهجيتنا وما لا نضمنه مشروحان في المعلومات القانونية.

اطلب الحساب عبر واتساب

الملكية

الملكية وما تحصل عليه فعلاً

The townhouse is a 35-year leasehold plus a 10-year extension, fixed in the contract. You reserve, sign a PPJB and register the lease at a notary. The plot of 106.6 m² belongs to the lease, so we check its boundaries too. The PBG, SLF and rental license are still on our request list with the developer.

الملكية والتراخيص: Aruna Residence · 2BR townhouse
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term35 + 10 yearsCounting starts at your purchase date, and the extra 10 years go into the lease deed in plain terms.
ZoningTourism and mixed use, per our databaseThe zone comes from our database. We pull the RDTR extract for the plot before you reserve.
Building approval (PBG)To confirmThe PBG number isn't in hand yet; we ask the developer for it and a copy before the deposit.
DeveloperDream HouseWe vet the company behind the townhouse and the buildings it has already delivered.
Certificate of occupancy (SLF)Built, certificate to confirmThe house stands, but its SLF status is open. Without that certificate, the rental license can't follow.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTo confirmWe attach the furniture and appliance list to the contract once the developer sends it.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti Ayuوسيطة عقارية · Rise Real Bali
على واتساب

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الشروط

جدول دفعات Aruna Residence · 2BR townhouse

  1. ReservationYou pay a deposit to hold the townhouse, in an amount the developer will set.
  2. PaymentThe house is built, so the schedule stays brief; we fix the steps for your unit.
  3. HandoverYour final payment follows the documents and an on-site inspection by us.

The developer doesn't publish a payment plan, so we write the agreed terms into the PPJB after our checks.

الموقع

الموقع: East Ubud · Gianyar

East Ubud is the calm side of town, with paddies, courtyard homes and about five kilometers to the center. Yoga and nature guests keep demand up.

Aruna Residence 2BR: kitchen-dining area and the stairs to the upper level
Ubud · Gianyar · east of the center
  • Ubud Palace (center)≈ 2.1 km, straight line
  • Monkey Forest≈ 1.7 km, straight line
  • Campuhan Ridge≈ 3.1 km, straight line
  • Tegallalang rice terraces≈ 10 km, straight line
  • Ngurah Rai Airport≈ 28 km, straight line

Buyers here choose rhythm and greenery over a beach. The scooter route on narrow roads runs longer than the straight-line figures.

East Ubud · Gianyar · خريطة Google

دليل المنطقة وكل عقاراتها

إجابات مباشرة

أسئلة عن Aruna Residence · 2BR townhouse

What does Rise Real Bali charge when I buy the Aruna Residence 2BR?

Nothing. Our commission comes from the developer, and the Rp 4.87 bn price stays the same for you. We pay for the checks before your deposit: the 35 + 10 lease, the RDTR zone, the PBG number, the SLF and the 106.6 m² plot boundaries.

Can I buy the 2BR townhouse remotely?

Yes. The viewing runs on Zoom and a notary signs under your power of attorney. Since the townhouse is built, the video tour shows the finished house. We handle the on-site acceptance. The last payment goes out against the document pack.

Where do the yield numbers come from?

We use about Rp 2.5 million a night, taken from comparable two-bedroom houses in Ubud and adjusted for the type. Base occupancy is 59% with professional management, and costs take 16% of revenue. That gives roughly Rp 448 million a year, 9.2% of the price. It's our estimate, not guaranteed income.

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