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. AirROI's trailing-year median for Ubud is near Rp 2.1 million, yet that number leans on large villas, and Zen Temple is a studio. Occupancy across the area hovers around 38%, and managed units in our segment beat it, so we test 50, 60 and 70%. Costs take 45%. At 60% occupancy that leaves roughly Rp 139 million a year, or 7.4% 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, a yield stated before costs. Below is our model: rental income only, at Rp 1.2 million a night for an Ubud studio, after the resort's 25% fee, tax and upkeep.

Gross 13.4%≈ Rp 252 million a year at 60% occupancy and Rp 1.2 million a night Net 7.4%≈ Rp 139 million a year · payback ≈ 13.5 years
  • Gross rental incomeRp 252 million13.4% of price · rate Rp 1.2 million, occupancy 60%
  • Resort operatorRp 63.0 million25% of revenue · hotel operator, market range 20–35%
  • TaxRp 25.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 25.2 million10% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 139 million7.4% of price · payback ≈ 13.5 years
Occupancy scenarios: AURA Zen Temple
OccupancyGross incomeExpenses 45%Net% of pricePayback period
50%cautiousRp 210 millionRp 94.5 millionRp 115 million6.2%16.2 years
60%baseRp 252 millionRp 113 millionRp 139 million7.4%13.5 years
70%strongRp 294 millionRp 132 millionRp 162 million8.6%11.6 years

Occupancy in Ubud trails the coast. AirROI shows 37.7% for all listings, while professionally run units like Zen Temple manage 55–70%. Our base case takes 60%.

Where the numbers come from

Developer's figures
The developer quotes 12.6% a year plus 30% capital growth, a yield stated before costs. Shown as published. They are not part of our model.
Nightly rate
Rp 1.2 million, our estimate for the area: AirROI puts average revenue per listing in Ubud at Rp 2.1 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Ubud market runs at 37.7% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 50% cautious, 60% base and 70% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Re-Imagined Villa 2BR: 6.3% net at 60% occupancy; Re-Imagined Villa 4BR: 6.6% net at 60% occupancy; Re-Imagined Mini Villa: 7.6% net at 60% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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.

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.
Gusti AyuBroker · Rise Real Bali
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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

Across Ubud, the typical listing earns Rp 2.1 million per night and fills 37.7% of the calendar. Studios earn less, so our model sits at Rp 1.2 million.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

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 60% of nights at Rp 1.2 million each. Net of the operator, tax and empty nights, you keep close to 7.4% of what you paid, per year. We start from AirROI's Ubud rate and scale it down for a studio, and costs take 45% of revenue. The developer's 12.6% figure is before costs. 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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