UBUD · ID RR-1203

Hijau Villa by EVDEkimi: two-bedroom villa with a jungle view, Ubud

Jungle views open straight off the pool at this 75.6 m² two-bedroom villa on a 300 m² plot, five minutes from central Ubud and PARQ. EVDEkimi sells it fully furnished on a 25-year leasehold for Rp 4.87 bn. The developer also runs the rental and insures the property.

Leasehold 25 years
Stage on request
Jungle view

2bedrooms
2bathrooms
75.6 m²living area
300 m²plot
Leasehold25 years
5 minto central Ubud

Property

What you get

Hijau sits five minutes from central Ubud and the PARQ complex. Nothing stands between the pool deck and the jungle canopy. It's a single villa of 75.6 m² (≈ 815 sq ft) on 300 m² of land: two bedrooms, two bathrooms and a garden gazebo. EVDEkimi fits it out for short stays and handles management and insurance itself, so you aren't hunting for an operator.

Ubud guests come for retreats, yoga and long stays. They book for the view and the quiet, not for a beach. Land inland costs less than on the coast, which is why two bedrooms and a private pool here cost about what a studio fetches in Canggu. The trade-off is the drive: the airport sits roughly 75 minutes away.

Your 25-year lease takes in both the land and the villa, and the presentation says nothing about renewal. The price is Rp 4.87 bn. EVDEkimi's materials promise income from Rp 3.5 million a day with a fixed floor on returns. Our model below ignores that promise and works from Ubud market rates. We're still confirming the build stage, the zoning, the PBG and the rental license.

Developer: EVDKE, all projects and terms

The numbers for this property

Hijau Villa by EVDEkimi yield: gross and net

The developer's materials quote income from Rp 3.5 million a day and a fixed floor that the contract sets. Below is our model on Ubud market rates, at Rp 2.0 million a night, after management, tax, wear and upkeep.

Gross 9.2%≈ Rp 446 million a year at 60% occupancy and Rp 2.0 million a night Net 5.5%≈ Rp 267 million a year · payback ≈ 18.2 years

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

Gross rental incomeRp 446 million9.2% of price · rate Rp 2.0 million, occupancy 60%
Management companyRp 80.2 million18% of revenue · market range 15–25%
TaxRp 44.6 million10% of rental income · rate depends on the structure
Wear and upkeepRp 53.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 267 million5.5% of price · payback ≈ 18.2 years

Occupancy scenarios: Hijau Villa by EVDEkimi
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 371 million	Rp 149 million	Rp 223 million	4.6%	21.8 years
60%base	Rp 446 million	Rp 178 million	Rp 267 million	5.5%	18.2 years
70%strong	Rp 520 million	Rp 208 million	Rp 312 million	6.4%	15.6 years

Ubud runs below the coast, with market occupancy of 37.7% per AirROI, so our base case for a managed villa is 60%.

Where the numbers come from

Developer's figures: The developer's materials quote income from Rp 3.5 million a day and a fixed floor that the contract sets. Shown as published. They are not part of our model.
Nightly rate: Rp 2.0 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.

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Ownership

Ownership & what you actually get

You'd hold a 25-year leasehold on both the land and the villa, signed before a notary. The developer's deck doesn't describe an extension, so we ask the landowner for renewal terms in writing. Zoning, the PBG number and the build stage remain open questions. The SLF comes once construction ends, and the rental license can only follow it.

Ownership and permits: Hijau Villa by EVDEkimi
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	25 years, land and buildingThe presentation gives no renewal terms. We ask the landowner to set them out on paper before you commit.
Zoning	To confirm in the RDTRWe check the plot in the RDTR and OSS before the deposit instead of taking the seller's word for it.
Building approval (PBG)	To confirmWe ask for the permit number and an extract ahead of any deposit.
Developer	EVDEkimiEVDEkimi builds the villa and manages it afterward. We check the company, the projects it has delivered and the insurance its deck describes.
Certificate of occupancy (SLF)	After construction endsNo SLF, no rental license. So we link payments to building stages, not to 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	Full, list to confirmThe furniture and appliance list becomes an appendix to 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 Hijau Villa by EVDEkimi?

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

Terms

Hijau Villa by EVDEkimi payment schedule

Reservation, 30%You pay a 30% deposit when you sign, and preparing the contract takes about two weeks.
Construction stagesThe rest follows the contract, and we're requesting the schedule for this villa.
HandoverYou receive the keys and the document pack.

EVDEkimi's deck states a 30% deposit and leaves the rest to the contract. We tie each later payment to a verified stage.

Location

Location: Ubud

Ubud has its own crowd of retreat guests and long stays. Revenue here grew 16.5% over the past year, the best result on the island, while occupancy averages 37.7% and nightly rates sit near Rp 2.1 million. Supply is growing fast too, so we pick homes with an anchor: a view, a pool, an operator.

Hijau Villa by EVDEkimi: villa facade behind the pool — Ubud · Gianyar · 5 min to the center and PARQ

Central Ubud5 min
PARQ Ubud5 min
Ubud Palace≈ 10 min
Ngurah Rai Airport≈ 75 min

People buy in Ubud for the view and the silence, not for surf. Market occupancy sits at 37.7%, and managed villas with a jungle outlook run higher.

Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

67hotels
27restaurants
11cafés
7sights
3spas
3schools
2shops

Closest places

Dwaraka The Royal Villashotel · 157 m
Sunset House Ubudhotel · 164 m
Ubud Green Resort Villashotel · 188 m
Chandi Hotelhotel · 199 m
Bside Caferestaurant · 204 m
Muse Cafe & Artcafé · 205 m
Villa Gaiahotel · 213 m
Yashoda Kitchenrestaurant · 213 m

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

Straight answers

Questions about Hijau Villa by EVDEkimi

What does Rise Real Bali charge when I buy Hijau Villa?

Nothing. EVDEkimi's list price is your price, since our commission comes out of the developer's side. The document review before your deposit is on us. At Hijau we read the 25-year lease and push for the renewal terms missing from the deck, confirm the RDTR zone and ask for the PBG number with an extract. The results arrive as a written report.

Can I buy Hijau Villa without flying to Bali?

Yes. A Zoom tour shows you the villa, and a notary signs the contract on your power of attorney. We're asking EVDEkimi for the handover date. On site we check progress, match the furniture against the specification and compare the build with the plans. The 30% deposit goes in at signing, after roughly two weeks of preparation.

How did you arrive at Hijau's yield?

The base is AirROI's nightly figure for Ubud, adjusted for a two-bedroom pool villa, which gives Rp 2.0 million. Occupancy follows professionally managed villas, with 60% as the base case. Management fees, tax and upkeep absorb 40% of revenue. The developer's income claim sits beside the model but doesn't feed it. It's an estimate, not a guarantee.

How much does Hijau Villa earn in your base case?

At 60% occupancy and Rp 2.0 million a night, gross revenue comes to about Rp 446 million a year. After 40% in costs, roughly Rp 267 million stays with you, a 5.5% net yield on the Rp 4.87 bn price. At 50% occupancy net falls to 4.6%, and at 70% it rises to 6.4%. Nightly letting needs the rental license first.

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