UBUD · ID RR-2959

Moon Rock Villas 2: two-bedroom villa, 130 m², in Gianyar, Ubud

Fourteen extra square meters set this 130 m² (≈ 1,400 sq ft) villa apart from the standard two-bedroom, and they went into the living room and terrace. It has two bedrooms and three bathrooms. Our database lists it at Rp 6.90 bn, with the land leased to 2050 plus a 25-year extension.

Unit in Moon Rock Villas 2 · units listed: 3

  • Leasehold until 2050 + 25 years
  • Under construction
  • Hotel operator
  • 2bedrooms
  • 3bathrooms
  • 130 m²villa area
  • Leaseholduntil 2050 + 25 years
  • Q4 2028handover (to confirm)
  • 18 minto the ocean (developer data)

Property

What you get

You're looking at the largest layout in the second Moon Rock phase, in Gianyar just south of Ubud. Big Waves Development built phase one first and handed it over. Shared facilities: a glass-edged swimming pool, a bar and restaurant, outdoor movie screenings, a spa with jacuzzi and four wellness studios. Ribas Hotels Group is the named operator.

Two floors, 14 m² more than the base 2BR. The extra space sits in the living room and the terrace, the rooms guests see in listing photos and pay for. You get two bedrooms, three bathrooms, a bathtub on each bedroom terrace and a finish picked from two palettes.

The lease runs until 2050, followed by a 25-year extension. Our listing database has this villa at Rp 6.90 bn. The developer's deck and financial model carry lower numbers from a price list that ran until February 28, 2026. We check the live price and whether the unit is still free when you book.

The numbers for this property

Moon Rock Villas 2 · 2BR villa 130 m² yield: gross and net

The developer quotes income guaranteed by contract for the first three years, and a financial model at 15–16% annually. We repeat those figures as stated and keep them out of the math. Below is our model: Rp 2.9 million a night for a villa this size in Ubud, after management, tax, wear and upkeep.

Gross 9.3%≈ Rp 640 million a year at 60% occupancy and Rp 2.9 million a night Net 5.6%≈ Rp 384 million a year · payback ≈ 18.0 years
  • Gross rental incomeRp 640 million9.3% of price · rate Rp 2.9 million, occupancy 60%
  • Management companyRp 115 million18% of revenue · market range 15–25%
  • TaxRp 64.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 76.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 384 million5.6% of price · payback ≈ 18.0 years
Occupancy scenarios: Moon Rock Villas 2 · 2BR villa 130 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 533 millionRp 213 millionRp 320 million4.6%21.6 years
60%baseRp 640 millionRp 256 millionRp 384 million5.6%18.0 years
70%strongRp 746 millionRp 298 millionRp 448 million6.5%15.4 years

Where the numbers come from

Developer's figures
The developer quotes income guaranteed by contract for the first three years, and a financial model at 15–16% annually. We repeat those figures as stated and keep them out of the math. Shown as published. They are not part of our model.
Nightly rate
Rp 2.9 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

The villa comes as a leasehold. Your land term ends in 2050, and a 25-year renewal follows at a price the developer fixes in advance. Both sides sign an agreement at the notary's office, then a PPJB, and you receive the registered lease at handover. The PBG number hasn't reached us yet. SLF and rental license arrive after the build is complete.

Ownership and permits: Moon Rock Villas 2 · 2BR villa 130 m²
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 extensionAround 22 years of base term are left at a Q4 2028 handover. The developer names the renewal price in advance, and we make sure the contract states it.
ZoningTo confirm with the Gianyar RDTRBefore the deposit we pull the zoning from RDTR and OSS ourselves. A verbal answer from the seller isn't enough.
Building approval (PBG)To confirmPayment two of the schedule waits on the PBG. You see its number and an extract before committing any money.
DeveloperBig Waves Development, legal entity to confirmWe look into the contracting company and its track record, Moon Rock 1.0 in Ubud and AWWA Boutique Hotel in Canggu among them.
Certificate of occupancy (SLF)After construction endsThe SLF comes before any rental license. So each installment matches a stage of the build, not a month.
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 palettesThe furniture and appliance list is part of the contract, as an appendix. We're waiting on the developer's 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 · 2BR villa 130 m² payment schedule

  1. 30%Payable once the notary agreement carries both signatures.
  2. 20%Released after the building approval (PBG) arrives.
  3. 50%Quarterly, in four parts, up to completion.
  4. HandoverThe villa, its keys and its paperwork after the SLF.

The schedule is Big Waves Development's own. Its presentation also allows a single full payment, or 30% first and the balance over 1.5 years with no interest. The final plan goes into your PPJB after we've finished checking the project.

Location

Location: Gianyar · south of Ubud

Between Ubud town and the coast, this Gianyar site has jungle and river on its doorstep and about the same ride to each. Bookings depend on the outlook, the service and the operator rather than on anything walkable.

Moon Rock 2BR, 130 m²: green terrace behind a lattice fence, 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

People come to Gianyar for silence and a price below Ubud proper. Getting anywhere means a scooter or a hired car.

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 · 2BR villa 130 m²

Is there a fee from Rise Real Bali on the 130 m² villa?

There isn't. You pay Big Waves Development's list price, and the developer settles our commission. We request the PBG extract and availability sheet, review the land lease and what happens to it after 2050, verify the zone in the Gianyar RDTR and check the company itself. That review runs before any deposit, costs you nothing and arrives as a written report.

Can I close on the larger Moon Rock villa from overseas?

Yes. You see the site and the villa on Zoom, and the notary then signs by proxy with the power of attorney you grant. The 30% first payment only follows that notarial signing. Our team visits each construction stage before the matching tranche and sends you photos. At handover we inspect the finish and equipment and give you a written list of anything to fix.

How do you calculate the yield on this villa?

The base is Rp 2.9 million a night. That's the AirROI figure for Ubud, reworked for a two-bedroom of 130 m². Three occupancy cases follow, at 50%, 60% and 70% of nights booked. Forty percent of revenue goes to management, tax, wear and upkeep. What remains is our estimate, and it doesn't guarantee income.

What does the price of the villa include?

The villa comes furnished, with wood and bedroom finishes chosen from two palettes. A private pool in place of the lounge area costs extra and appears as its own line in the price list. The shared pool, restaurant, spa and cinema follow the complex rules. The furniture specification goes into the contract as an appendix.

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