UBUD · ID RR-2952

Moon Rock Villas 2: two-bedroom villa, 116 m², in Gianyar, Ubud

Three bathrooms serve the two bedrooms of this 116 m² (≈ 1,250 sq ft) two-story villa, so it can host two couples at once. Each bedroom opens to a terrace with its own bathtub. The price is Rp 6.16 bn, and the land lease runs to 2050 with a stated 25-year extension.

Unit in Moon Rock Villas 2 · units listed: 3

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

Property

What you get

Moon Rock's second phase is going up in Gianyar, a short ride south of Ubud, next to a first phase that Big Waves Development has already completed. The shared side of the complex covers a pool with a glass wall, a bar-restaurant, an open-air cinema, a jacuzzi spa and four wellness rooms. Ribas Hotels Group takes over operations.

The villa spreads over two floors: a kitchen and living room downstairs with doors to the terrace, two bedrooms upstairs. With three bathrooms you can market it to two couples rather than one, and that widens the pool of guests. Each bedroom has a bathtub outside on its terrace, and the finish comes in two palettes.

Land tenure is a lease until 2050 plus a 25-year extension. This 116 m² layout lists at Rp 6.16 bn in our database. Lower numbers in the developer's presentation and financial model belong to a price list valid until February 28, 2026, so we verify price and availability at reservation.

The numbers for this property

Moon Rock Villas 2 · 2BR villa 116 m² yield: gross and net

The developer quotes a guaranteed income under a three-year contract and a 15–16% annual return in its financial model. We display those claims but don't build on them. Below is our model: Rp 2.7 million a night in Ubud for this villa, net of management, tax, wear and upkeep.

Gross 9.4%≈ Rp 581 million a year at 60% occupancy and Rp 2.7 million a night Net 5.7%≈ Rp 349 million a year · payback ≈ 17.7 years
  • Gross rental incomeRp 581 million9.4% of price · rate Rp 2.7 million, occupancy 60%
  • Management companyRp 105 million18% of revenue · market range 15–25%
  • TaxRp 58.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 69.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 349 million5.7% of price · payback ≈ 17.7 years
Occupancy scenarios: Moon Rock Villas 2 · 2BR villa 116 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 485 millionRp 194 millionRp 291 million4.7%21.2 years
60%baseRp 581 millionRp 233 millionRp 349 million5.7%17.7 years
70%strongRp 678 millionRp 271 millionRp 407 million6.6%15.1 years

Where the numbers come from

Developer's figures
The developer quotes a guaranteed income under a three-year contract and a 15–16% annual return in its financial model. We display those claims but don't build on them. Shown as published. They are not part of our model.
Nightly rate
Rp 2.7 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

What you hold is a leasehold: the land to 2050, then 25 more years at a renewal price the developer agrees up front. Paperwork runs from a notarial agreement to the PPJB and a registered lease once the villa is handed over. The PBG is still pending on our list. Occupancy certificate and rental license follow the end of the build.

Ownership and permits: Moon Rock Villas 2 · 2BR villa 116 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 extensionBase lease to 2050, then the extension at a price the developer locks in today. Counting from a late-2028 handover, you have about 22 years before renewal. The contract spells out the renewal.
ZoningTo confirm with the Gianyar RDTRPlot status comes from RDTR and OSS records, checked before the deposit rather than taken from the sales pitch.
Building approval (PBG)To confirmThe payment plan links the second tranche to this approval. The number and an extract reach you ahead of any deposit.
DeveloperBig Waves Development, legal entity to confirmWe confirm which company signs and review what it has handed over, including Moon Rock 1.0 and AWWA Boutique Hotel.
Certificate of occupancy (SLF)After construction endsWithout an SLF the villa can't get a rental license. Payments therefore track stages on site.
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 palettesYour contract carries the full furniture and equipment list as an appendix. The final list is still coming from the developer.
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 116 m² payment schedule

  1. 30%Your opening payment, after the notarial signing.
  2. 20%Tied to the PBG: payable when the permit arrives.
  3. 50%Four equal quarters while the villa goes up.
  4. HandoverKeys plus documents once the villa clears its SLF.

We took this schedule from the developer's deck. The same deck lists a full upfront payment and an 18-month plan at 0% after a 30% deposit. After due diligence, your chosen option goes into the PPJB.

Location

Location: Gianyar · south of Ubud

This corner of Gianyar lies between Ubud and the beaches, with river jungle next door and a similar drive to either. Nightly demand rests on views, service and the operator, because nothing is within walking distance.

Moon Rock 2BR, 116 m²: lounge with the staircase and kitchen, 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

Gianyar costs less than central Ubud and stays quiet at night. Guests pay for that with a scooter or car for every outing.

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 116 m²

Do I pay Rise Real Bali anything for the 116 m² villa?

No. You buy at the developer's price, and Big Waves Development pays our commission. Before your deposit we pull the PBG extract and the current availability, go through the land lease and what happens after 2050, match the zone against the Gianyar RDTR and check the developer's legal entity. The findings, open questions included, come to you in writing at no charge.

Is it possible to buy this two-bedroom without visiting Bali?

It is. A broker tours the site with you on Zoom, and a notary executes the papers by proxy on your behalf. Nothing is paid until the notarial agreement exists. Each later tranche matches a construction stage we verify in person, with a photo report. When the villa is done, we accept it for you and send a written snag list.

What's behind the yield model for this villa?

AirROI data for Ubud gives the nightly rate, and we put it at Rp 2.7 million for two bedrooms across 116 m². We test occupancy of 50, 60 and 70 percent, the range for villas under professional management. Costs absorb 40% of revenue, split across management, tax, wear and upkeep. What comes out is our estimate of the villa's earnings, never a guarantee.

How is the 116 m² villa different from the 130 m² one?

Both villas have two floors, a pair of bedrooms and three bathrooms. The larger one adds 14 m², mostly in the living room and terrace, and costs about Rp 743 million more. They draw the same guests, so we model a similar nightly rate for both. That makes payback a little faster on this smaller villa.

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