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 2.8 million a night for a two-bedroom villa in Ungasan, after management, tax, wear and upkeep.

Gross 21.2%≈ Rp 672 million a year at 65% occupancy and Rp 2.8 million a night Net 12.7%≈ Rp 403 million a year · payback ≈ 7.9 years

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

Gross rental incomeRp 672 million21.2% of price · rate Rp 2.8 million, occupancy 65%
Management companyRp 121 million18% of revenue · market range 15–25%
TaxRp 67.2 million10% of rental income · rate depends on the structure
Wear and upkeepRp 80.6 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 403 million12.7% of price · payback ≈ 7.9 years

Occupancy scenarios: EcoWood · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 569 million	Rp 227 million	Rp 341 million	10.8%	9.3 years
65%base	Rp 672 million	Rp 269 million	Rp 403 million	12.7%	7.9 years
75%strong	Rp 775 million	Rp 310 million	Rp 465 million	14.7%	6.8 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 2.8 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

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 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 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.
Zoning	Tourism 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.
Developer	Our 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 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 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

On WhatsApp

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

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

Terms

EcoWood · 2BR villa payment schedule

ReservationA deposit reserves the two-bedroom, and the developer sets the amount.
Construction stagesPayments step up with each stage our team signs off.
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 AirROI's nightly rate for Ungasan, adjusted up for a 90 m² two-bedroom with its own pool, which gives Rp 2.8 million. We show 55, 65 and 75% occupancy for professionally run villas and deduct 40% of revenue for 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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