UBUD · ID RR-1210

Moonlight Villa by EVDEkimi: two bedrooms plus a study, 110.2 m², Ubud

A study that works as a third bedroom sets this 110.2 m² villa apart: two bedrooms, two bathrooms, a pool and jungle views on a 200 m² plot, five minutes from central Ubud. It comes fully furnished with a 25-year leasehold, and the developer asks Rp 4.69 bn.

Leasehold 25 years
Stage on request
Jungle view

2+1bedrooms
2bathrooms
110.2 m²living area
200 m²plot
Leasehold25 years
5 minto central Ubud

Property

What you get

Moonlight is EVDEkimi's second villa near the center of Ubud, and the larger house of the pair: 110.2 m² (≈ 1,185 sq ft) of living space against Hijau's 75.6 m². The plot is tighter at 200 m². You get two bedrooms, two bathrooms, a study that doubles as a third bedroom, a private pool and a jungle view.

That extra room decides who books. Families and retreat groups come to Ubud for one to three weeks, longer than typical coastal stays, and a 2+1 layout sleeps them without renting a second villa. Cafes, coworking spaces and yoga studios around PARQ are five minutes away.

The price is Rp 4.69 bn for a 25-year leasehold, and the deck still lacks renewal terms. EVDEkimi's presentation shows an IRR of 30.6% and a seven-year payback that includes selling later at a higher price. That's a capital-growth model, not rental income. We model rent alone and leave any rise in value out.

Developer: EVDKE, all projects and terms

The numbers for this property

Moonlight Villa by EVDEkimi yield: gross and net

The developer's materials quote an IRR of 30.6% and a seven-year payback that counts a sale at a higher future price. Below is our model on rent only: Rp 2.2 million a night, minus management, tax, wear and upkeep.

Gross 10.3%≈ Rp 485 million a year at 60% occupancy and Rp 2.2 million a night Net 6.2%≈ Rp 291 million a year · payback ≈ 16.1 years

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

Gross rental incomeRp 485 million10.3% of price · rate Rp 2.2 million, occupancy 60%
Management companyRp 87.2 million18% of revenue · market range 15–25%
TaxRp 48.5 million10% of rental income · rate depends on the structure
Wear and upkeepRp 58.1 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 291 million6.2% of price · payback ≈ 16.1 years

Occupancy scenarios: Moonlight Villa by EVDEkimi
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 404 million	Rp 162 million	Rp 242 million	5.2%	19.4 years
60%base	Rp 485 million	Rp 194 million	Rp 291 million	6.2%	16.1 years
70%strong	Rp 565 million	Rp 226 million	Rp 339 million	7.2%	13.8 years

Occupancy across Ubud trails the coast at 37.7% per AirROI. We set the base case at 60% for a managed villa with a view.

Where the numbers come from

Developer's figures: The developer's materials quote an IRR of 30.6% and a seven-year payback that counts a sale at a higher future price. Shown as published. They are not part of our model.
Nightly rate: Rp 2.2 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Buying Moonlight gets you a 25-year lease on land and house together, registered through a notary. Nothing in the presentation covers renewal, so we request those terms from the landowner in writing. Zoning, the PBG and the build stage are open items we're confirming now. The certificate of occupancy (SLF) arrives when works end, and the rental license after it.

Ownership and permits: Moonlight 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 deck is silent on extension. Before any money moves, we want the landowner's renewal terms on paper.
Zoning	To confirm in the RDTRThe plot's status comes from RDTR and OSS records, checked before the deposit, not from what the seller tells us.
Building approval (PBG)	To confirmThe permit number and extract come to us before you pay a deposit.
Developer	EVDEkimiOne company both develops and runs this villa. We look at its legal entity, finished projects and the insurance mentioned in its deck.
Certificate of occupancy (SLF)	After construction endsThe regency won't grant a rental license without the SLF, which is why your payments follow stages rather than a calendar.
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 confirmWe attach EVDEkimi's furniture and appliance specification 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 Moonlight Villa by EVDEkimi?

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

Terms

Moonlight Villa by EVDEkimi payment schedule

Reservation, 30%A 30% deposit goes in at signing, and the developer needs two weeks to prepare the papers.
Construction stagesThe contract sets the balance, and we've asked for a schedule tied to this villa.
HandoverKeys and documents change hands with the final payment.

EVDEkimi's presentation lists only the 30% deposit. We turn the rest into stage-linked installments inside the contract.

Location

Location: Ubud

Ubud draws a crowd of its own, and its rental revenue grew 16.5% last year, faster than anywhere else on the island. The typical booked night earns around Rp 2.1 million, and occupancy runs at 37.7%. New villas keep arriving, so we favor homes that bring a view, a pool and an operator.

Moonlight Villa by EVDEkimi: villa and pool — Ubud · Gianyar · 5 min to central Ubud and PARQ

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

Guests pay here for green views and quiet nights. Market occupancy is 37.7%, and jungle-view villas under professional management do better.

Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

123hotels
76restaurants
18cafés
14spas
8bars
6sights
4shops

Closest places

Sri Uma Warungrestaurant · 62 m
Mesari Warungrestaurant · 80 m
Caroline Househotel · 94 m
Kubu Janji Villashotel · 118 m
Koko Condohotel · 128 m
Mahena Warungrestaurant · 145 m
Le Sabot Bamboohotel · 152 m
Casa Rajahotel · 191 m

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

Straight answers

Questions about Moonlight Villa by EVDEkimi

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

Zero. EVDEkimi pays our fee, so you pay exactly the list price and nothing on top. Our document review before your deposit costs you nothing. On Moonlight we read the 25-year lease and chase the renewal terms the presentation leaves out, check the zone in the RDTR, and ask for the PBG number with its extract. Our conclusions reach you as a written report.

Can I buy Moonlight Villa remotely?

You can. You watch a live Zoom walkthrough, and a notary takes care of signing with your power of attorney. The handover date is one of the things we're asking EVDEkimi to confirm. Our team visits the site to track progress and check the furniture against the spec. You pay the 30% deposit at signing, and the paperwork takes about two weeks.

What goes into the Moonlight yield model?

The rate is AirROI data for Ubud, adjusted for a 2+1 villa with a pool: Rp 2.2 million a night, a bit above Hijau because of the extra space. We run 50, 60 and 70% occupancy, with 60% as the base. Costs take 40% of revenue. EVDEkimi's own figures appear separately and stay out of the math. Treat the result as an estimate.

Why is the developer's IRR so much higher than your yield?

EVDEkimi's 30.6% IRR and seven-year payback assume you sell the villa at a higher price later. Our model counts only rental income: about Rp 291 million net a year at 60% occupancy, or 6.2% on the price. Any gain from a future sale would come on top, but we don't build a forecast on it.

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