UBUD
Rp 10.64 bn/ 30 years + guaranteed extension
Noir Ubud
Ubud · Villa complex
- 3 bedrooms
- 175 m²
- leasehold 30 + extension
See details
UBUD · ID RR-1728
Hidden City Ubud: villas, townhouses and apartments in a gated complex
Phase one already stands at this gated complex two kilometers from central Ubud, and its shared pool, restaurant, spa and gym are open. You choose among Losta and Mira villas, Stone townhouses and phase-two studios. Entry begins at Rp 1.72 bn for a studio, and every unit carries a 30-year lease plus a 20-year extension at a fixed price.
- Leasehold 30 + 20 years
- Phase 1 completed
- Spa and gym
- Rice field views
- 0–4bedrooms
- 30–323 m²unit sizes
- Leasehold30 + 20 years
- 7types on the price list
- 30villas and townhouses in phase one
- ≈ 2 kmto central Ubud
Property
What you get
Hidden City Ubud lies two kilometers south of the center, in Gianyar regency, on land that looks out over rice fields and a green slope. In Ubud a view holds the nightly rate better than any renovation. Phase one is finished: six Losta villas, six Mira villas and eighteen Stone townhouses. Phase two is an apartment block with studios from 30 m² (≈ 325 sq ft).
The shared facilities already run: reception, a restaurant and bar, a large pool, a sauna with a cold plunge, a gym, a yoga studio, an open-air cinema, a fire-pit lounge and walking paths. Villas get a lap pool, a kitchen island with built-in appliances, floor-to-ceiling glass and a copper tub by the window. For phase three the developer plans a retail gallery, food outlets and coworking, with no dates yet.
Ownership is leasehold: 30 years plus a 20-year extension at a price fixed now. The list runs from the 30 m² Mini studio at Rp 1.72 bn through studios of 34 m² (Rp 2.05 bn), 37 m² (Rp 2.31 bn) and the 40 m² Superior at Rp 2.43 bn. A Stone 2BR townhouse with pool costs Rp 7.08 bn, the 236 m² Mira 2+1BR villa Rp 10.27 bn and the 323 m² Losta 4BR villa Rp 13.81 bn. We're confirming the RDTR zone, the phase-two handover date and the payment plan with the developer.
Developer price list
Hidden City Ubud: unit types and prices
Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".
| Type | Size | Bedrooms | Price | The numbers |
|---|---|---|---|---|
| Mini studio | 30 m² | studio | Rp 1.72 bn | on request |
| Stone 2BR townhouse with pool | to confirm | 2 | Rp 7.08 bn | on request |
| Losta 4BR villa | 323 m² | 4 | Rp 13.81 bn | on request |
Studio figures come from our listing database, villa and townhouse figures from the developer's availability sheet. That sheet shows Stone lot 3, Mira lot 4 and Losta lot 5 as free. We recheck availability and prices before you reserve.
Ownership
Ownership & what you actually get
Thirty years of lease come first, and the developer states a 20-year extension at a price agreed today. We make sure the contract spells out that term, its price and the procedure. The listing records a PBG but no number. We've requested the SLF for phase one. Phase two gets its own when construction finishes, and rental licenses come after that.
| 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 + 20 yearsThe developer states a 20-year renewal at a fixed price. We count the remaining years from handover and write the renewal price and terms into the contract. |
| Zoning | To confirmThe materials don't name a zone. In Ubud we check the plot in BHUMI and against the Gianyar RDTR, because some land here carries Subak status, the protected rice field system. |
| Building approval (PBG) | On record, number to comeOur listing database shows a PBG. We ask for its number and an extract before any deposit. |
| Developer | MBM Project (PT MBM Indonesia Group)The developer's draft agency agreement names this company. We check its registration and the projects it has delivered. |
| Certificate of occupancy (SLF) | Requested for phase oneWithout an SLF the regency issues no rental license. Phase two gets its SLF once building ends. |
| 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 itThe developer's agency agreement routes settlements through a notary escrow account. Beyond that, your protection is payments tied to verified stages and a late-delivery penalty in the contract. |
| Furniture and handover | Turnkey, contents to confirmPhase-one photos show furniture and appliances in place. The spec for the unit you pick 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
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Terms
Hidden City Ubud payment schedule
- ReservationA deposit holds your unit, and the developer hasn't named the amount.
- Construction stagesInstallments follow building stages, on a schedule we request for your unit.
- HandoverThe final payment goes out against the document pack.
Nothing in the developer's pack sets out installments. We agree a plan and write it into the PPJB after our checks.
Location
Location: Ubud · Gianyar
Ubud's audience comes for yoga, retreats, wellness and month-long family stays. Rates trail the coast, but revenue here grows faster than anywhere else in Bali. The downsides are traffic into the center and an hour's drive to the ocean.
- Central Ubud≈ 2 km
- Rice fieldsview from the window
- Ocean≈ 11 km straight line
- Ngurah Rai Airport≈ 1 h 15 min
Buyers in Ubud pay for a view and quiet, and a plot at the edge of the fields delivers both. For the ocean or nightlife, you'll drive.
What's nearby
The neighborhood
Within 1 km of the property
- 80hotels
- 79restaurants
- 24cafés
- 13shops
- 12sights
- 8spas
- 4clinics
Closest places
- Liyer Spirit Househotel · 103 m
- Aum Villa and Aum Homehotel · 158 m
- Bali Dream House:Oka's Homestay/bungalowshotel · 161 m
- Warung selera makancafé · 202 m
- Masakan Padangrestaurant · 222 m
- Ciao Nonnarestaurant · 239 m
- Mamurestaurant · 260 m
- Famousrestaurant · 262 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Hidden City Ubud
What does Rise Real Bali charge when I buy at Hidden City Ubud?
Nothing. You pay the developer's price list, and the developer pays our commission. The pre-deposit checks come out of our budget. At Hidden City we look at the 30-plus-20-year lease and the renewal price, the land status in BHUMI, the zone in the Gianyar RDTR, the PBG number and the developer's legal entity. Findings come to you in writing.
Can I buy at Hidden City Ubud without flying to Bali?
Yes. Zoom viewings replace the flight, a notary signs in your name through a power of attorney, and we receive the finished unit on site for you. Phase one is finished, so the camera shows real villas and townhouses, not renders. For a phase-two studio we request the installment schedule and link every payment to a verified building stage.
What's already built at Hidden City Ubud?
All of phase one: six Losta villas, six Mira villas and eighteen Stone townhouses. The reception, restaurant, pool, sauna, gym and yoga studio already operate. The developer's availability sheet lists Stone lot 3, Mira lot 4 and Losta lot 5 as free. Construction continues on the phase-two apartment block, where the studios sit.
What happens to my lease after 30 years?
The developer states a further 20 years at a price fixed today. That promise has to appear in the contract word for word: the term, the renewal price and the procedure. Verbal assurances don't count. We also measure the remaining term from the day you get the keys, not from the purchase date, since that's when the years start working for you.
How do you work out yields at Hidden City?
We don't publish a model for the whole project, since each unit page carries its own. We start from the AirROI rate for Ubud adjusted for the unit type, apply occupancy for professionally managed rentals and count 40% of revenue as costs. Separately, the developer's materials show 6–11% a year. We quote that figure as it stands and leave it out of our math.
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