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.

Unit in Aruna Residence · units listed: 2

Leasehold 35 + 10 years
Completed
Shared pool

1bedroom
44.6 m²living area
Sharedpool
Leasehold35 + 10 years
Readystage

Property

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.

Price

Rp 2.43 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 35 + 10 years
StageCompleted
ZoningTourism / mixed use

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Message us and we'll send the document pack, a yield model at your own occupancy and a recorded call with a broker.

The numbers for this property

Aruna Residence · 1BR apartment yield: gross and net

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.

Gross 11.1%≈ Rp 269 million a year at 49% occupancy and Rp 1.5 million a night Net 9.3%≈ Rp 226 million a year · payback ≈ 10.8 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 269 million11.1% of price · rate Rp 1.5 million, occupancy 49%
Operating costsRp 43.1 million16% of revenue
Net to youRp 226 million9.3% of price · payback ≈ 10.8 years

Occupancy scenarios: Aruna Residence · 1BR apartment
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
39%cautious	Rp 214 million	Rp 34.3 million	Rp 180 million	7.4%	13.5 years
49%base	Rp 269 million	Rp 43.1 million	Rp 226 million	9.3%	10.8 years
59%strong	Rp 324 million	Rp 51.8 million	Rp 272 million	11.2%	8.9 years

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

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 1.5 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 39% cautious, 49% base and 59% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Re-Imagined Villa 2BR: 8.4% net at 60% occupancy; Re-Imagined Villa 4BR: 8.1% net at 55% occupancy; Re-Imagined Mini Villa: 9.8% net at 55% occupancy.
Reports and data: Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

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.

Ownership and permits: Aruna Residence · 1BR apartment
Form of ownership	LeaseholdForeigners 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 term	35 + 10 yearsThe 35 years run from your purchase date. We put the 10-year extension in the deed so it's binding.
Zoning	Tourism 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.
Developer	Dream 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 nominee	Not 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 escrow	None, 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 handover	To 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Aruna Residence · 1BR apartment?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Aruna Residence · 1BR apartment payment schedule

ReservationYour deposit holds the apartment; the developer will name the amount.
PaymentThe block is finished, so payment stays short; the exact steps depend on the unit.
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.

Location

Location: 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 · Google map

Area guide and all properties

Straight answers

Questions about Aruna Residence · 1BR apartment

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.

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