UNGASAN · ID RR-2798

EcoWood: one-bedroom villa, 70 m², with its own pool above Green Bowl, Ungasan

Rp 2.81 bn buys the smaller EcoWood layout: a one-bedroom villa of 70 m² (≈ 755 sq ft) with a private pool, 710 m from the ocean above Green Bowl. It has a timber frame and glass up to the roof ridge. Foundations are going in now. The land lease runs 30 + 30 years.

Unit in EcoWood · units listed: 2

Leasehold 30 + 30 years
Foundations
Private pool

1bedroom
To confirmbathrooms
70 m²villa size
Leasehold30 + 30 years
Foundationshandover date to confirm
710 mto the ocean

Property

What you get

This is the compact EcoWood layout: 70 m² on the slope over Green Bowl. Our database puts the sea 710 m off, with Pandawa and Melasti each about two kilometers away in a straight line.

Inside you have one bedroom and an open kitchen and living room around a bar cut from a single wood slab. A private pool and a covered terrace sit out front. The glass runs from floor to roof ridge, so the room stays bright by day without the dim, air-conditioned feel of a closed box. In 70 m² that's the design move that counts.

You'd hold the land on a 30-year lease with 30 more on extension, in a zone our database lists as tourism and mixed use. This layout is priced at Rp 2.81 bn. Crews are at the foundations, and we want a handover date and the PBG copy from the developer before you put money down.

The numbers for this property

EcoWood · 1BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below, our own numbers take Rp 2.3 million a night for a one-bedroom in Ungasan and subtract the management fee, tax, wear and upkeep.

Gross 19.4%≈ Rp 546 million a year at 65% occupancy and Rp 2.3 million a night Net 11.6%≈ Rp 328 million a year · payback ≈ 8.6 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 546 million19.4% of price · rate Rp 2.3 million, occupancy 65%
Management companyRp 98.3 million18% of revenue · market range 15–25%
TaxRp 54.6 million10% of rental income · rate depends on the structure
Wear and upkeepRp 65.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 328 million11.6% of price · payback ≈ 8.6 years

Occupancy scenarios: EcoWood · 1BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 462 million	Rp 185 million	Rp 277 million	9.8%	10.2 years
65%base	Rp 546 million	Rp 218 million	Rp 328 million	11.6%	8.6 years
75%strong	Rp 630 million	Rp 252 million	Rp 378 million	13.4%	7.4 years

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 2.3 million, our estimate for the area: AirROI puts average revenue per listing in Ungasan at Rp 2.6 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Ungasan market runs at 38.8% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: EVERY Bali · Villa L 3BR: 5.4% net at 65% occupancy; EVERY Bali · Villa S 2BR: 6.7% net at 65% occupancy; EVERY Bali · 2BR apartment: 6.2% net at 65% 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.

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Ownership

Ownership & what you actually get

The one-bedroom villa comes on a 30-year lease with another 30 years stated on extension, counted from handover in our math. The sequence: reservation, a PPJB tied to build stages, then a notarized lease once the villa stands complete. A building approval (PBG) appears in our records without a copy yet. Completion comes first, then the certificate of occupancy (SLF), then a short-term rental license (NIB).

Ownership and permits: EcoWood · 1BR villa
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	30 + 30 yearsOur listing records give 30 years plus a 30-year extension. We count the balance from the day you get the keys and fix the renewal wording in the lease.
Zoning	Tourism and mixed useTourism/Mixed per our records. An RDTR extract for this plot settles it before your deposit.
Building approval (PBG)	Stated, copy requestedWe see the PBG flagged but have no document. The copy comes before any payment.
Developer	Our Place Invest, legal entity to confirmWe confirm which company signs, what it has delivered and how it holds the land.
Certificate of occupancy (SLF)	After constructionThe regency won't grant a rental license without an SLF, so your installments follow progress on site.
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 fit-out list for the 1BR villa becomes a signed appendix to your 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 EcoWood · 1BR villa?

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

Terms

EcoWood · 1BR villa payment schedule

ReservationYou secure the villa with a deposit once the developer names the figure.
Construction stagesEach tranche follows a stage we've seen finished on site.
HandoverYou pay the balance when the documents change hands.

The developer hasn't published installment terms for this villa. We fix them in the PPJB after our review.

Location

Location: Ungasan

Ungasan gives you the southern cliffs and beaches for less than Uluwatu costs, and a slower street life. Villas in the area book at about Rp 2.6 million a night and stay 38.8% occupied through the year.

EcoWood 1BR: villa with pool and full-height glass — Ungasan · Badung · above Green Bowl

Ocean≈ 710 m
Green Bowl Beach≈ 0.4 km as the crow flies
Pandawa Beach≈ 2.1 km as the crow flies
Melasti Beach≈ 2.1 km as the crow flies
Ngurah Rai Airport≈ 30 min

A smaller budget buys the same southern coast here, and the nights are quiet. Plan on a scooter, since almost nothing sits within walking distance.

Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
2sights
2restaurants
1clinic
1gym
1beach

Closest places

Rapture Surfcamp Bali Greenbowlhotel · 354 m
The Akasea Villahotel · 541 m
Wood Shackrestaurant · 582 m
Hotel Bali Cliffhotel · 588 m
Pura Batu Pagehsight · 626 m
Warung greenbowl Beachrestaurant · 639 m
green ballgym · 639 m
Green bowl beachsight · 727 m

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

Straight answers

Questions about EcoWood · 1BR villa

What does Rise Real Bali charge when I buy the EcoWood 1BR villa?

Zero. The developer's price already covers our commission, which the developer pays. We fund the pre-deposit review ourselves: the PBG extract, the build timeline and handover date, the land lease and how its extension works, and the zoning on an RDTR extract. You receive a written report that names every open item.

Can I buy this villa while living abroad?

Yes. After a Zoom viewing, you sign at a notary with a power of attorney, and we take care of acceptance on site. Because the villa is still at the foundation stage, we link every tranche to a stage we inspect, with a photo report after each visit. The balance goes out only when the documents do.

How did you get the yield for a one-bedroom villa?

We took AirROI's nightly rate for Ungasan and adjusted it for a 70 m² one-bedroom with a pool, which lands at Rp 2.3 million. Occupancy runs at 55, 65 and 75%, in line with professionally managed villas. Costs absorb 40% of revenue. Read the output as our estimate. The income isn't guaranteed.

What's included in the price, and how do I pay?

Our database doesn't list the finishes or furniture for this villa yet. We're requesting the specification from the developer and attaching it to your contract. There's no published installment plan either, so we tie your payments to construction stages and write them into the PPJB once the documents pass review.

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