UNGASAN · ID RR-2805

EcoWood: two-bedroom villa, 90 m², two bathrooms and a pool, Ungasan

Rp 3.17 bn buys the larger EcoWood villa: 90 m² (≈ 970 sq ft) with two bedrooms, two bathrooms and a private pool under a timber-framed gabled roof. It suits a family or two couples. The ocean lies 710 m downhill from the Green Bowl slope. You'd hold a 30 + 30 year lease, and the build is at foundations.

Unit in EcoWood · units listed: 2

  • Leasehold 30 + 30 years
  • Foundations
  • Pool per villa
  • 2bedrooms
  • 2bathrooms
  • 90 m²villa size
  • Leasehold30 + 30 years
  • Foundationshandover date to confirm
  • 710 mto the ocean

Property

What you get

At 90 m², this is the larger of EcoWood's two villa types on the Green Bowl hillside. Per our records the beach is 710 m off, and both Pandawa and Melasti lie roughly 2 km away as the crow flies.

You get two bedrooms and two bathrooms, a shared living and dining room that opens to the pool, and a terrace under the gabled roof. The difference from the one-bedroom goes beyond floor area. A second bedroom moves the villa into the family and group rental market, where guests pay more per night.

The land lease is 30 years plus a 30-year extension, and the plot sits in a tourism and mixed-use zone according to our database. The two-bedroom costs Rp 3.17 bn. Construction is at the foundation stage. Before any deposit we still need the handover date and a copy of the PBG from the developer.

The numbers for this property

EcoWood · 2BR villa yield: gross and net

The developer doesn't publish a yield for the two-bedroom. Below you'll see our estimate at Rp 2.5 million a night for a two-bedroom villa in Ungasan, after operating costs.

Gross 11.7%≈ Rp 370 million a year at 40% occupancy and Rp 2.5 million a night Net 9.8%≈ Rp 310 million a year · payback ≈ 10.2 years
  • Gross rental incomeRp 370 million11.7% of price · rate Rp 2.5 million, occupancy 40%
  • Operating costsRp 59.1 million16% of revenue
  • Net to youRp 310 million9.8% of price · payback ≈ 10.2 years
Occupancy scenarios: EcoWood · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
30%cautiousRp 277 millionRp 44.3 millionRp 233 million7.3%13.6 years
40%baseRp 370 millionRp 59.1 millionRp 310 million9.8%10.2 years
50%strongRp 462 millionRp 73.9 millionRp 388 million12.2%8.2 years

The base case is 40% occupancy under professional management, with 30% as the cautious case and 50% as the strong one.

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: 30% cautious, 40% base and 50% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
EVERY Bali · Villa L 3BR: 8.3% net at 75% occupancy; EVERY Bali · Villa S 2BR: 8.2% net at 60% occupancy; EVERY Bali · 2BR apartment: 8.3% net at 65% 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

Your right here is a land lease: 30 years to start, with a 30-year renewal on paper, and we measure what's left from handover. First comes the reservation. A PPJB then links each payment to a build stage, and the notarized lease closes it out at completion. Our records show a building approval (PBG), but no copy has reached us. The certificate of occupancy (SLF) and rental license (NIB) only come once builders finish the villa.

Ownership and permits: EcoWood · 2BR villa
Form of ownershipLeaseholdForeigners 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 term30 + 30 yearsThe 30 + 30 split comes from our listing base. Only the years after key handover count, and the renewal clause goes into the signed lease.
ZoningTourism and mixed useListed as Tourism/Mixed. We verify with an RDTR extract before money moves.
Building approval (PBG)Stated, copy requestedFlagged in our base, no copy attached. You see the document before the deposit.
DeveloperOur Place Invest, legal entity to confirmWe check the signing entity, earlier deliveries and the ground lease behind the project.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license. Hence stage-based payments here rather than fixed dates.
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 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 handoverTo confirmWhat comes with the villa, from beds to appliances, goes on a list you sign with 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
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Terms

EcoWood · 2BR villa payment schedule

  1. ReservationA deposit reserves the two-bedroom, and the developer sets the amount.
  2. Construction stagesPayments step up with each stage our team signs off.
  3. HandoverYour last transfer goes out with the keys and papers.

The developer's file on the 2BR carries no installment plan. The terms go into the PPJB after due diligence.

Location

Location: Ungasan

On Ungasan's plateau you trade Uluwatu's crowds and prices for quiet streets near Melasti and Karma Beach. A booked night in the area averages Rp 2.6 million, with 38.8% of nights filled.

EcoWood 2BR: villa and pool lit in the evening
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

Ungasan draws buyers who want Uluwatu's beaches without Uluwatu's entry price. Your guests will need a scooter or a driver for every trip out.

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 · 2BR villa

What does Rise Real Bali charge when I buy the EcoWood 2BR villa?

You owe us nothing: our commission comes out of the developer's list price. We cover the due diligence cost before your deposit, and for this villa that means the PBG extract, the construction timeline, the handover date, the ground lease with its renewal terms and an RDTR zoning check. Any gap shows up in our written report.

Is it possible to buy the two-bedroom without visiting Bali?

It is. You see the villa and site by Zoom, and your signature reaches the notary by proxy while our team runs the handover in Bali. Construction is still at foundations, so we link payments to milestones, check each one on site and send photos. The final payment waits for the finished document pack.

How do you estimate the two-bedroom's yield?

The base is the nightly rate of comparable managed villas in Ungasan, adjusted up for a 90 m² two-bedroom with its own pool, which gives Rp 2.5 million. We show 30, 40 and 50% occupancy and deduct 16% of revenue for operating costs. Treat it as a model we built, not an income promise.

What comes with the villa, and when do I pay?

The finishes and furniture list for the 2BR isn't in our database yet. We've asked the developer for a spec sheet, and it becomes an appendix to your contract. Because no installment plan exists in the materials, your payments follow construction stages, and we set them in the PPJB after the documents check out.

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