UBUD · ID RR-2056

AURA Zen Temple: studio villa with a private pool, 35.2 m², Ubud

Rp 1.87 bn buys Zen Temple, the smallest villa at SPG's AURA wellness resort in Ubud: a 35.2 m² studio with its own plunge pool and terrace. You pay over 24 months for a 33-year lease. The villa comes turnkey, and the resort operator rents it out.

Unit in AURA Wellness Resort · units listed: 3

  • Leasehold 33 years
  • Under construction
  • Resort management
  • Studiosleeping and living space
  • 1bathroom
  • 35.2 m²villa area
  • Privatepool and terrace
  • Leasehold33 years
  • Q2 2027handover

Property

What you get

Zen Temple is the entry-level villa at AURA, SPG's wellness resort in Ubud. It's a 35.2 m² studio (≈ 380 sq ft) with a terrace and a plunge pool of its own, fitted out turnkey. The resort also sells apartments and two larger villa types, but this is the cheapest way to own a unit with private water.

SPG is the team behind Bubble Hotel and Private Jet Villa, both concept stays. Here the paperwork is in order: the plot and zone check out, the building approval exists, and handover falls in Q2 2027. We still model conservatively, because rent only starts once the resort opens.

For this unit we assume Rp 1.2 million per night, set for a studio from comparable managed units in Ubud. Our occupancy cases are 43, 53 and 63% for professionally managed units. Operating costs take 16%. At 53% occupancy that leaves roughly Rp 187 million a year, or 10.0% on the purchase price.

The numbers for this property

AURA Zen Temple yield: gross and net

The developer quotes 12.6% a year plus 30% capital growth. Below is our model: rental income only, at Rp 1.2 million a night for an Ubud studio, after operating costs.

Gross 11.9%≈ Rp 223 million a year at 53% occupancy and Rp 1.2 million a night Net 10.0%≈ Rp 187 million a year · payback ≈ 10.0 years
  • Gross rental incomeRp 223 million11.9% of price · rate Rp 1.2 million, occupancy 53%
  • Operating costsRp 35.6 million16% of revenue
  • Net to youRp 187 million10.0% of price · payback ≈ 10.0 years
Occupancy scenarios: AURA Zen Temple
OccupancyGross incomeExpenses 16%Net% of pricePayback period
43%cautiousRp 181 millionRp 28.9 millionRp 152 million8.1%12.4 years
53%baseRp 223 millionRp 35.6 millionRp 187 million10.0%10.0 years
63%strongRp 265 millionRp 42.3 millionRp 222 million11.9%8.4 years

The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.

Where the numbers come from

Developer's figures
The developer quotes 12.6% a year plus 30% capital growth. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 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: 43% cautious, 53% base and 63% 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

Zen Temple sells as a 33-year Hak Sewa that a notary puts in your name or your company's. SPG states the term in its offer, and the land lease is on our request list. The deal starts with a PPJB, then 24 months of payments. After Q2 2027 the regency issues the SLF, and only then can the rental license follow.

Ownership and permits: AURA Zen Temple
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 term33 years (Hak Sewa)The developer's offer names a 33-year term. We still want a copy of the land lease itself.
ZoningPlot and zone checkedSPG proved the plot status and its Gianyar RDTR zone with paperwork. We include copies in the report you read before paying.
Building approval (PBG)IssuedSPG has its building approval in hand. The number and an extract go into our villa report ahead of your deposit.
Certificate of occupancy (SLF)Due at handover, Q2 2027Once the villa is complete, the regency can issue the SLF, and the rental license depends on it. So the closing payment sits against the document pack.
Short-term rental license (NIB)After handoverAirbnb, 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 handoverTurnkey, Q2 2027Keys and furniture come in Q2 2027. Until then you pay on SPG's plan, and the last installment follows the documents.
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.
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Terms

AURA Zen Temple payment schedule

  1. Installment planTwo years of payments on a schedule SPG sets.
  2. Initial paymentSPG hasn't yet put a figure or date on it in the offer.
  3. HandoverTransfer the balance only against the completed document pack.

We took the 24-month outline from SPG's deck. The contract (PPJB) fixes the real schedule once we finish checking.

Location

Location: Ubud

Ubud sells calm: retreat programs, daily yoga, spa treatments and rice-field walks. Small pool villas book well with that crowd, even though the beach towns fill more nights.

Ubud's rice terraces photographed from the air
Ubud · Gianyar
  • Ngurah Rai Airport≈ 1 h 20 min
  • Canggu≈ 1 h
  • Sanur≈ 50 min

Studios in Ubud earn less than villas, so our model sits at Rp 1.2 million, based on comparable managed properties.

Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 97restaurants
  • 87hotels
  • 32cafés
  • 14sights
  • 14shops
  • 10spas
  • 6clinics

Closest places

  • Masakan Padangrestaurant · 90 m
  • Ciao Nonnarestaurant · 99 m
  • Warung selera makancafé · 126 m
  • Liyer Spirit Househotel · 153 m
  • Pizza Bagusrestaurant · 162 m
  • Tude Hostel Ubudhotel · 162 m
  • Aum Villa and Aum Homehotel · 170 m
  • Popular Marketshop · 174 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about AURA Zen Temple

What does Rise Real Bali charge when I buy at AURA Zen Temple?

Nothing at all. The price is SPG's list, and SPG pays our commission. You don't pay for the checks we run before the deposit, either. For this studio we're checking the 33-year Hak Sewa and asking for the land lease. The developer has already confirmed the plot extract, the Gianyar zone and the building approval, and you get copies.

What does AURA Zen Temple cost, and what's in the price?

Rp 1.87 bn on SPG's price list, with our commission on the developer. You get a 35.2 m² studio villa with its own pool and terrace in an Ubud resort, on a 33-year leasehold. SPG delivers it turnkey in Q2 2027, and the resort operator runs the letting. We're confirming the full specification and management terms before any deposit.

How do I pay for a Zen Temple villa?

SPG spreads payment over 24 months. The first installment's size and date aren't in the offer yet, and we're asking for them. You settle the balance against the document pack at handover. We write the final schedule into the PPJB after our review and tie each payment to finished construction work, not to the calendar.

What yield can I realistically expect from AURA Zen Temple?

In the base case, Zen Temple books 53% of nights at Rp 1.2 million each. After operating costs, you keep close to 10.0% of what you paid, per year. We start from the rate of comparable managed units in Ubud and scale it for a studio, and operating costs take 16% of revenue. The developer's 12.6% figure is its own projection. Ours is an estimate, not a guarantee.

Can I buy AURA Zen Temple remotely?

Yes. We stream the site to you on Zoom and film each stage. With your power of attorney, a notary completes the signing while you stay home. Handover is due in Q2 2027. Before then our team visits the site to check the build stage, the furniture and the operator agreement, then prepares a snag list.

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