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.

Lokal w projekcie Aruna Residence · lokale w katalogu: 2

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

Nieruchomość

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.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 m²: brutto i netto

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.

Brutto 11,0%≈ Rp 534 mln rocznie przy obłożeniu 59% i cenie Rp 2,5 mln za noc Netto 9,2%≈ Rp 448 mln rocznie · okres zwrotu ≈ 10,9 lat
  • Przychód z najmu bruttoRp 534 mln11,0% ceny · Rp 2,5 mln za noc, obłożenie 59%
  • Operating costsRp 85,4 mln16% of revenue
  • Zostaje nettoRp 448 mln9,2% ceny · okres zwrotu ≈ 10,9 lat
Scenariusze obłożenia: Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 m²
ObłożeniePrzychód bruttoKoszty 16%Netto% cenyOkres zwrotu
49%cautiousRp 443 mlnRp 70,9 mlnRp 372 mln7,6%13,1 lat
59%baseRp 534 mlnRp 85,4 mlnRp 448 mln9,2%10,9 lat
69%strongRp 624 mlnRp 99,9 mlnRp 524 mln10,8%9,3 lat

The base case is 59% occupancy with professional management, against 49% cautious and 69% 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 2,5 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 49%, bazowy 59% i optymistyczny 69%.
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 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.

Prawo i pozwolenia: Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 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 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 AyuDoradczyni · Rise Real Bali
Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 m²?

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

Warunki

Harmonogram wpłat – Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 m²

  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.

Położenie

Położenie: 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 · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Aruna Residence · dom szeregowy z 2 sypialniami, 87,8 m²

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.

Oferty

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