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.

Unit in Aruna Residence · units listed: 2

Leasehold 35 + 10 years
Completed
Shared pool

2bedrooms
87.8 m²living area
106.6 m²plot
Leasehold35 + 10 years
Readystage

Property

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.

Price

Rp 4.87 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

Hi, I'm Gusti. Want the full price list and payment plan for Aruna Residence · 2BR townhouse?

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

The numbers for this property

Aruna Residence · 2BR townhouse yield: gross and net

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.

Gross 11.0%≈ Rp 534 million a year at 59% occupancy and Rp 2.5 million a night Net 9.2%≈ Rp 448 million a year · payback ≈ 10.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 534 million11.0% of price · rate Rp 2.5 million, occupancy 59%
Operating costsRp 85.4 million16% of revenue
Net to youRp 448 million9.2% of price · payback ≈ 10.9 years

Occupancy scenarios: Aruna Residence · 2BR townhouse
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
49%cautious	Rp 443 million	Rp 70.9 million	Rp 372 million	7.6%	13.1 years
59%base	Rp 534 million	Rp 85.4 million	Rp 448 million	9.2%	10.9 years
69%strong	Rp 624 million	Rp 99.9 million	Rp 524 million	10.8%	9.3 years

The base case is 59% occupancy with professional management, against 49% cautious and 69% 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 2.5 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: 49% cautious, 59% base and 69% 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.

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Ownership

Ownership & what you actually get

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.

Ownership and permits: Aruna Residence · 2BR townhouse
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 yearsCounting starts at your purchase date, and the extra 10 years go into the lease deed in plain terms.
Zoning	Tourism 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.
Developer	Dream 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 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 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Aruna Residence · 2BR townhouse?

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

Terms

Aruna Residence · 2BR townhouse payment schedule

ReservationYou pay a deposit to hold the townhouse, in an amount the developer will set.
PaymentThe house is built, so the schedule stays brief; we fix the steps for your unit.
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.

Location

Location: 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 · Google map

Area guide and all properties

Straight answers

Questions about 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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