UBUD · ID RR-5790

Aruna Residence: one-bedroom apartment, 44.6 m², in Ubud

At 44.6 m², this finished one-bedroom is the cheapest way into Aruna Residence, at Rp 2.43 bn. It faces a shared courtyard pool east of central Ubud. Leasehold runs 35 + 10 years, and you can walk through it on video right away.

Lokal w projekcie Aruna Residence · lokale w katalogu: 2

  • Leasehold 35 + 10 years
  • Completed
  • Shared pool
  • 1bedroom
  • 44.6 m²living area
  • Sharedpool
  • Leasehold35 + 10 years
  • Readystage

Nieruchomość

What you get

The one-bedroom is Aruna's entry format: 44.63 m² with a bedroom and a living zone. Windows look onto the courtyard, its pool and the palms. The house is already built, so you can inspect the unit before you commit. Renders show pale wood and woven lamps.

Expect couples on yoga retreats and remote workers staying two to six weeks. An Ubud apartment earns a lower nightly rate than a villa, but long stays fill the calendar more evenly. The furniture and appliance list is missing from the materials, and we're asking the developer for it.

Our model uses about Rp 1.5 million a night, the level of one-bedroom apartments in Ubud. Occupancy runs 39% cautious, 49% base and 59% strong. Operating costs take 16% of revenue. In the base case you net roughly Rp 226 million a year, 9.3% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Aruna Residence · apartament z 1 sypialnią, 44,6 m²: brutto i netto

The developer doesn't publish a yield for this unit. Below is our model: a nightly rate of Rp 1.5 million for a one-bedroom in Ubud, with management, tax, wear and upkeep taken off revenue.

Brutto 11,1%≈ Rp 269 mln rocznie przy obłożeniu 49% i cenie Rp 1,5 mln za noc Netto 9,3%≈ Rp 226 mln rocznie · okres zwrotu ≈ 10,8 lat
  • Przychód z najmu bruttoRp 269 mln11,1% ceny · Rp 1,5 mln za noc, obłożenie 49%
  • Operating costsRp 43,1 mln16% of revenue
  • Zostaje nettoRp 226 mln9,3% ceny · okres zwrotu ≈ 10,8 lat
Scenariusze obłożenia: Aruna Residence · apartament z 1 sypialnią, 44,6 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
39%cautiousRp 214 mlnRp 34,3 mlnRp 180 mln7,4%13,5 lat
49%baseRp 269 mlnRp 43,1 mlnRp 226 mln9,3%10,8 lat
59%strongRp 324 mlnRp 51,8 mlnRp 272 mln11,2%8,9 lat

We treat 49% occupancy under professional management as the base case, 39% as cautious and 59% as strong.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 1,5 mln – nasz szacunek dla lokalizacji: na podstawie porównywalnych obiektów w okolicy z profesjonalnym zarządzaniem, z korektą o typ, powierzchnię i standard wykończenia.
Obłożenie
Hotele na Bali miały w 2025 r. średnio 73,2% obłożenia (Horwath HTL / C9 Hotelworks). Dla najmu z profesjonalnym operatorem liczymy trzy scenariusze: ostrożny 39%, bazowy 49% i optymistyczny 59%.
Koszty
16% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
Re-Imagined Villa 2BR: 8,4% netto przy obłożeniu 60%; Re-Imagined Villa 4BR: 8,1% netto przy obłożeniu 55%; Re-Imagined Mini Villa: 9,8% netto przy obłożeniu 55%.
Raporty i dane
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (marzec 2026); Colliers — Bali Hotel Market Report Q2 2026; nasz raport rynkowy Bali 2026; stopa zwrotu z willi w Canggu i Pererenan.

To szacunek Rise Real Bali, a nie gwarancja dochodu. Cenę za noc i obłożenie przeliczamy dla konkretnego lokalu i operatora najmu, dane nieruchomości pochodzą z materiałów dewelopera. Metodę i to, czego nie gwarantujemy, opisujemy w informacjach prawnych.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

The apartment comes on a 35-year leasehold with a 10-year extension written into the lease deed. Reservation leads to a PPJB, and the deed follows at a notary. The building is up, but we haven't yet received the building approval (PBG), the occupancy certificate (SLF) or the rental license (NIB), and we chase all three before your deposit.

Prawo i pozwolenia: Aruna Residence · apartament z 1 sypialnią, 44,6 m²
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 yearsThe 35 years run from your purchase date. We put the 10-year extension in the deed so it's binding.
ZoningTourism and mixed use, per our databaseOur records place the land in a tourism and mixed-use zone, and we back that with an RDTR extract.
Building approval (PBG)To confirmWe request the PBG number from the developer and keep a copy in your file before you pay.
DeveloperDream HouseWe read through the Dream House company details and its delivered buildings ahead of the deposit.
Certificate of occupancy (SLF)Built, certificate to confirmA finished house still needs its SLF for a rental license, so we ask the developer where that paperwork stands.
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 confirmThe developer hasn't listed furniture for this apartment. We attach the agreed inventory to the contract.
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 AyuDoradczyni · Rise Real Bali
Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Aruna Residence · apartament z 1 sypialnią, 44,6 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.

Warunki

Harmonogram wpłat – Aruna Residence · apartament z 1 sypialnią, 44,6 m²

  1. ReservationYour deposit holds the apartment; the developer will name the amount.
  2. PaymentThe block is finished, so payment stays short; the exact steps depend on the unit.
  3. HandoverThe balance goes out against the document pack and a walk-through of your apartment.

No payment plan appears in the developer's materials. We fix it in the PPJB when due diligence is done.

Położenie

Położenie: East Ubud · Gianyar

Rice fields and courtyard residences make eastern Ubud calm, with the center about five kilometers away. Demand comes from yoga and wellness guests.

Aruna Residence 1BR: pool and residential block among palms
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

Nature and pace sell this district, not a beach. Straight-line distances understate the real ride on narrow Ubud lanes.

East Ubud · Gianyar · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Aruna Residence · apartament z 1 sypialnią, 44,6 m²

What does Rise Real Bali charge when I buy the Aruna Residence 1BR?

Nothing. The developer pays us, and you pay the listed price for the 44.63 m² unit. Our due diligence before the deposit is on us. For this apartment we look at the 35 + 10 lease, the RDTR zone, the PBG number and the SLF.

Can I buy the 1BR apartment without flying to Bali?

Yes. We show the apartment on Zoom, and a notary signs for you under a power of attorney. The block is built, so the video tour shows the real unit. We take delivery on site, and your final payment follows the documents.

Where do the yield numbers come from?

We start from about Rp 1.5 million a night, drawn from comparable Ubud properties and adjusted for a one-bedroom. The base case assumes 49% occupancy with professional management. Operating costs take 16% of revenue. That leaves about Rp 226 million a year, 9.3% of the price, as our estimate and not a guarantee.

Oferty

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