UBUD · ID RR-2945

Moon Rock Villas 2: one-bedroom villa, 63 m², in Gianyar, Ubud

A one-bedroom villa of 63 m² (≈ 680 sq ft) is the cheapest way into Moon Rock's second phase, at Rp 3.35 bn. Owners share the glass-edged pool, restaurant, spa and outdoor cinema with the rest of the complex. The base lease ends in 2050, and the developer states a renewal for another 25 years.

Unit in Moon Rock Villas 2 · units listed: 3

  • Leasehold until 2050 + 25 years
  • Under construction
  • Hotel operator
  • 1bedroom
  • 63 m²villa area
  • Leaseholduntil 2050 + 25 years
  • Q4 2028handover (to confirm)
  • 18 minto the ocean, developer's figure

Property

What you get

Big Waves Development already handed over phase one of Moon Rock. This villa belongs to phase two, in Gianyar below Ubud. Owners and guests use a pool with a glass side, the bar and restaurant, film nights under the sky, plus jacuzzi and wellness rooms at the spa. Operations go to Ribas Hotels Group.

It's the most compact villa here: one bedroom, open-plan living and panoramic glazing across 63 m². The bathtub stands out on the bedroom terrace. You choose the wood and bedroom finish from two palettes, and you can swap the lounge area for a plunge pool at extra cost. The format fits a couple, or a steady rotation of short stays through the operator.

Leasehold on the land lasts until 2050, and a 25-year renewal follows. This layout costs Rp 3.35 bn in our listing database. Lower prices in the developer's deck and model come from a list that lapsed on February 28, 2026, so we recheck price and availability at booking.

The numbers for this property

Moon Rock Villas 2 · 1BR villa yield: gross and net

The developer quotes income guaranteed for three years under the contract, and a model showing 15–16% a year. We print that for reference, and it doesn't feed our numbers. Below is our model: we assume Rp 1.8 million per night in Ubud, then take off the manager's cut, tax and upkeep.

Gross 11.6%≈ Rp 388 million a year at 60% occupancy and Rp 1.8 million a night Net 7.0%≈ Rp 233 million a year · payback ≈ 14.4 years
  • Gross rental incomeRp 388 million11.6% of price · rate Rp 1.8 million, occupancy 60%
  • Management companyRp 69.8 million18% of revenue · market range 15–25%
  • TaxRp 38.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 46.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 233 million7.0% of price · payback ≈ 14.4 years
Occupancy scenarios: Moon Rock Villas 2 · 1BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 323 millionRp 129 millionRp 194 million5.8%17.3 years
60%baseRp 388 millionRp 155 millionRp 233 million7.0%14.4 years
70%strongRp 452 millionRp 181 millionRp 271 million8.1%12.3 years

Where the numbers come from

Developer's figures
The developer quotes income guaranteed for three years under the contract, and a model showing 15–16% a year. We print that for reference, and it doesn't feed our numbers. Shown as published. They are not part of our model.
Nightly rate
Rp 1.8 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.

Ownership

Ownership & what you actually get

Ownership here is a land lease to 2050 plus a 25-year renewal the developer commits to at a pre-agreed price. The deal starts with a notary agreement and moves on to a PPJB, with the lease registered by the notary at handover. We're still waiting on the PBG number. The SLF and a rental license only become possible after construction wraps up.

Ownership and permits: Moon Rock Villas 2 · 1BR villa
Form of ownershipLeaseholdForeigners 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 termUntil 2050 + 25-year extensionThe renewal price is set now, per the developer. From a Q4 2028 handover, roughly 22 base years remain before the extension starts, and we put its terms on paper.
ZoningTo confirm with the Gianyar RDTRAn RDTR and OSS check settles the plot's status before your deposit. The seller's description alone doesn't count.
Building approval (PBG)To confirmYour 20% installment depends on the PBG. We want the approval number and extract in hand before the deposit.
DeveloperBig Waves Development, legal entity to confirmOur check covers the company itself plus two delivered projects, Moon Rock 1.0 in Ubud and AWWA Boutique Hotel in Canggu.
Certificate of occupancy (SLF)After construction endsA rental license needs the SLF first. Your installments follow finished stages, not dates on 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 nomineeNot 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 escrowNone, 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 handoverFurnished, two finish palettesWe attach the furniture and appliance specification to the contract once the developer sends the final version.
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

Moon Rock Villas 2 · 1BR villa payment schedule

  1. 30%Paid after you and the developer sign at the notary.
  2. 20%Falls due once the PBG comes through.
  3. 50%Split into four quarterly payments through the end of construction.
  4. HandoverYou receive the keys and documents after the SLF.

Big Waves Development's presentation sets out this plan, plus two options: paying 100% at once, or 30% down and the rest interest-free over a year and a half. The PPJB fixes the version you choose after our checks.

Location

Location: Gianyar · south of Ubud

Gianyar puts you midway between Ubud and the sea, with jungle and a river around the complex. What fills villas here is the view, the service and a professional operator, since guests don't walk to anything.

Moon Rock 1BR villa: pool with a glass edge above the jungle, render
Ubud · Gianyar · Gianyar Regency
  • Ocean6.3 km · ≈ 18 min by scooter
  • Tegenungan Waterfall≈ 5 km
  • Hidden Canyon Beji Guwang≈ 2 km
  • Ubud center≈ 11 km
  • Ngurah Rai Airport≈ 60 min, developer's figure

The draw is calm and a lower entry price than central Ubud. The downside is transport: every guest trip starts with a scooter or a driver.

Gianyar · south of Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 2restaurants
  • 2sights
  • 1shop
  • 1café

Closest places

  • Beji Taman Magendra Jagapatisight · 362 m
  • Bali Bird Parkrestaurant · 550 m
  • Luwak coffee factorysight · 760 m
  • 2Mrestaurant · 777 m
  • Bagus Cafecafé · 782 m
  • Bagusshop · 783 m
  • Umah GEOKShotel · 1 km
  • Pura Puseh Desa Batubulansight · 1.2 km

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

Straight answers

Questions about Moon Rock Villas 2 · 1BR villa

What does Rise Real Bali charge when I buy this 1BR villa?

Zero. Big Waves Development pays our commission, so the price you see is the price you pay. On this 1BR we pull the PBG extract and the availability sheet, go through the land lease and the post-2050 renewal, look up the zone in Gianyar's RDTR and confirm the developer's company. All of it happens before you pay anything, costs you nothing and lands in a written report.

Can I buy the Moon Rock 1BR remotely?

You can. On a Zoom call we walk you around the villa and the site, and a notary then handles signing on your power of attorney. The first 30% leaves your account only after that. Later installments follow construction stages that our staff visit and photograph. At completion we run the handover check and list defects in the finish or equipment.

How did you get the yield for the 1BR?

Start with Rp 1.8 million a night: AirROI's Ubud figure, corrected for a one-bedroom villa of this size. We then try occupancy of 50, 60 or 70 percent, normal for villas with professional managers. Forty percent of revenue is set aside to pay the operator, tax, wear and repairs. The developer's guarantee and its 15–16% figure stay outside. It's an estimate, nothing more.

Why do the developer's materials show a lower price?

Big Waves Development's presentation and financial model list the 1BR at a price close to Rp 2.48 bn. That list was valid until February 28, 2026. Our listing database has this layout at Rp 3.35 bn. We track both numbers and ask the developer for today's price list before any booking goes ahead.

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