UBUD · ID RR-5872

KAMRITA CITRINE: two-bedroom villa, 109.4 m², in Lodtunduh

A two-story villa of 109.4 m² in Lodtunduh holds two bedrooms, room for a home office and a private pool, for Rp 2.81 bn. Plots run 97–120 m². The lease is 29 + 30 years, and Ubud's center is ten minutes away.

Unit in KAMRITA CITRINE

Leasehold 29 + 30 years
Under construction
Private pool

2bedrooms
109.4 m²house area
97–120 m²plot
Leasehold29 + 30 years
2floors

Property

What you get

Every villa at KAMRITA CITRINE repeats this layout: 109.4 m² of building, 86 m² of it living space. A spare room next to the two bedrooms can become a desk.

What you pick is mainly the plot, since sizes run from 97 to 120 m². The pool comes with every house. You pay 30% first, then three payments of 20%, and the final 10% waits for handover.

We assume about Rp 2.2 million a night, trimmed from the Ubud median for the base case. Occupancy cases are 30%, 40% and 50%, with 40% as the base. Operating costs take 16% of revenue. After them you keep roughly Rp 271 million a year, 9.6% of the price.

Price

Rp 2.81 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 29 + 30 years
Plot97–120 m²
Floors2 levels

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Message us and we'll share the document pack, a yield model at your own occupancy and a recorded call with a broker.

The numbers for this property

KAMRITA CITRINE · 2BR villa yield: gross and net

The developer quotes a yield of 15.9% a year before expenses. Below is our model: a nightly rate of Rp 2.2 million for a two-bedroom villa in Ubud, with operating costs deducted from revenue.

Gross 11.5%≈ Rp 323 million a year at 40% occupancy and Rp 2.2 million a night Net 9.6%≈ Rp 271 million a year · payback ≈ 10.4 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 323 million11.5% of price · rate Rp 2.2 million, occupancy 40%
Operating costsRp 51.7 million16% of revenue
Net to youRp 271 million9.6% of price · payback ≈ 10.4 years

Occupancy scenarios: KAMRITA CITRINE · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
30%cautious	Rp 242 million	Rp 38.8 million	Rp 204 million	7.2%	13.8 years
40%base	Rp 323 million	Rp 51.7 million	Rp 271 million	9.6%	10.4 years
50%strong	Rp 404 million	Rp 64.6 million	Rp 339 million	12.1%	8.3 years

The base case is 40% occupancy under professional management; 30% is cautious and 50% is strong.

Where the numbers come from

Developer's figures: The developer quotes a yield of 15.9% a year before expenses. Shown as published. They are not part of our model.
Nightly rate: Rp 2.2 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: Re-Imagined Villa 2BR: 8.4% net at 60% occupancy; Re-Imagined Villa 4BR: 8.1% net at 55% occupancy; Re-Imagined Mini Villa: 9.8% net at 55% 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

You take the villa for 29 years plus a 30-year extension, counted from handover. The steps are a reservation, a PPJB and a notarized lease. The developer's materials report a PBG, which we match to the plot you choose. The SLF follows construction, and the rental license follows the SLF.

Ownership and permits: KAMRITA CITRINE · 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	29 + 30 yearsWe count from handover, and the extension appears in the lease deed with its terms.
Zoning	Residential, per the developerWe study the rental regime on the plot through an RDTR extract first.
Building approval (PBG)	PBG, per the developer's materialsThe PBG number and extract get checked against your plot before the deposit.
Developer	Kamrita DevelopmentWe review the company and the villas it has finished.
Certificate of occupancy (SLF)	After constructionThe last payment waits for the SLF, since the rental license depends on it.
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	Contents to confirmWe attach the furniture list to the contract once we have it.

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 KAMRITA CITRINE · 2BR villa?

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

Terms

KAMRITA CITRINE · 2BR villa payment schedule

First payment30% after the document check and the choice of plot.
Construction stagesThree payments of 20% follow, one after another.
HandoverThe last 10% is due when the villa is handed over.

The developer's 30/20/20/20/10 schedule applies, and the PPJB records the stage names and the acceptance acts.

Location

Location: Lodtunduh · Ubud

A village south of central Ubud, with paddies and homes. The center is near, and the beaches sit across the island.

KAMRITA CITRINE 2BR: general view of the villa complex — Ubud · Gianyar · Lodtunduh

Ubud center10 min, per the developer
Goa Gajah≈ 4.9 km, straight line
Ngurah Rai Airport≈ 23 km, straight line
Seminyak center≈ 18 km, straight line

Lodtunduh sells on its distance to Ubud and its field views. Reaching the ocean is a day trip.

Lodtunduh · Ubud · Google map

Area guide and all properties

Straight answers

Questions about KAMRITA CITRINE · 2BR villa

What does Rise Real Bali charge when I buy the KAMRITA CITRINE 2BR?

Nothing. The developer pays our commission and you pay Rp 2.81 bn. Checks before the deposit are on us. For this villa we read the 29 + 30 lease and its extension, compare the zone with RDTR, and request the PBG number with its extract and the company details.

Can I buy the 2BR villa from abroad?

Yes. We show it on Zoom, and a notary signs for you under a power of attorney. We accept the villa on site. Handover is planned for December 2027, payments follow the 30/20/20/20/10 steps, and the last one goes out against the documents.

Where do the yield numbers come from?

We use about Rp 2.2 million a night, based on comparable Ubud properties and adjusted for a two-bedroom villa. The base case assumes 40% occupancy with professional management. Operating costs take 16% of revenue. That leaves roughly Rp 271 million a year, 9.6% of the price, as our estimate and not a guarantee.

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