UBUD · ID RR-1245

Moon Rock Villas 2: one- and two-bedroom villa complex in Gianyar, Ubud

Moon Rock's second phase, south of Ubud in Gianyar, starts at Rp 3.35 bn for a 63 m² one-bedroom and goes up to 130 m² with two bedrooms. Every villa shares a glass-sided pool, a restaurant, a spa and an open-air cinema. Land is leased until 2050, and Big Waves Development promises 25 further years.

Leasehold until 2050 + 25 years
Under construction
Hotel operator

1–2bedrooms
63–130 m²villa sizes
Leaseholduntil 2050 + 25 years
Q4 2028handover (to confirm)
6.3 kmto the ocean

Property

What you get

Moon Rock Villas 2 is the second phase of a complex in Gianyar, south of Ubud. Big Waves Development already finished the first one, 16 two-story villas. The plot sits near Tegenungan Waterfall and the Beji Guwang canyon, and the ocean is 6.3 km away.

Shared amenities include a glass-walled pool, a restaurant with a bar, an open-air cinema, and a spa with a jacuzzi, four wellness rooms and a retreat area. Concierge, security and parking run around the clock. The 2BR villas have two floors, open-plan living and floor-to-ceiling windows. Every bedroom gets a bathtub on its terrace. Buyers pick wood and bedroom finishes from two palettes, and a private pool can replace the lounge area for an extra charge. Ribas Hotels Group will run the complex.

Leasehold runs to 2050, extendable by 25 years. In our listing database the 63 m² 1BR costs Rp 3.35 bn, the 116 m² 2BR Rp 6.16 bn and the 130 m² 2BR Rp 6.90 bn. The developer's presentation and financial model show lower figures, about Rp 2.48 bn and Rp 4.25 bn, from a price list that expired on February 28, 2026. We're checking the current list, the zoning and the PBG with the developer.

Developer price list

Moon Rock Villas 2: 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
1BR villa	63 m²	1	Rp 3.35 bn	with numbers →
2BR villa	116 m²	2	Rp 6.16 bn	with numbers →
2BR villa, large	130 m²	2	Rp 6.90 bn	with numbers →

Sizes and prices here reflect our listing base. The developer's deck and financial model quote less, from an older price list that has lapsed. At reservation we recheck prices and which villas remain.

Ownership

Ownership & what you actually get

You buy a leasehold on the villa. Land rights last until 2050, and the developer promises 25 more years at a price set in advance. First comes a notarial agreement, then the PPJB, and the notary records your lease at handover. The PBG number is still with the developer. The SLF and rental license wait for construction to end.

Ownership and permits: Moon Rock Villas 2
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	Until 2050 + 25-year extensionThe developer promises the extension at a price fixed in advance. We count the remaining term from handover: at Q4 2028 about 22 years of the base lease are left. The extension terms go into the contract.
Zoning	To confirm with the Gianyar RDTRWe check the plot's status in RDTR and OSS before the deposit, not on the seller's word.
Building approval (PBG)	To confirmThe second installment falls due when the PBG comes through. We ask for its number and an extract before you pay the deposit.
Developer	Big Waves Development, legal entity to confirmWe check the company and its finished projects: Moon Rock 1.0 in Ubud and AWWA Boutique Hotel in Canggu.
Certificate of occupancy (SLF)	After construction endsNo SLF, no rental license. That's why we tie payments to construction stages rather than calendar dates.
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	Furnished, two finish palettesThe furniture and appliance list becomes an appendix to your contract. We're still confirming its contents.

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 Moon Rock Villas 2?

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Terms

Moon Rock Villas 2 payment schedule

30%First installment, once you sign the agreement at the notary.
20%Due when the developer receives the building approval (PBG).
50%Four quarterly payments until construction ends.
HandoverKeys and the document pack after the certificate of occupancy.

This schedule comes from the Big Waves Development presentation. It also offers full payment upfront and a 0% plan over 18 months with 30% down. We lock the terms into the PPJB after due diligence.

Location

Location: Gianyar · south of Ubud

The plot sits in Gianyar between Ubud and the coast, with jungle and a river close by and roughly equal drives to Ubud center and the ocean. Guests book here for the view, the service and the operator, not for walking distance.

Moon Rock Villas 2: aerial view of the villas and shared pool, 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

Buyers pick Gianyar for quiet and prices below central Ubud. The catch: nothing is walkable, so guests need a scooter or a transfer.

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

What does Rise Real Bali charge when I buy at Moon Rock Villas 2?

Nothing on your side. Big Waves Development pays our fee out of the price you'd pay anyway. At our expense, before a deposit, we review the land lease to 2050, the renewal terms, the PBG and the Gianyar RDTR zoning. Open issues go into a written report. You decide on the deposit only after reading it.

Can I buy a Moon Rock villa without flying to Bali?

Yes. We walk you through the site and the renders on Zoom, and the paperwork runs remotely. The developer works with an electronic notary, and you pay by SWIFT or bank transfer. Your first installment goes out only after you sign the notary agreement. When the villa is finished, we inspect it on your behalf and send a report.

How much is a villa at Moon Rock Villas 2, and when is handover?

Our listing database shows Rp 3.35 bn for the 63 m² 1BR, Rp 6.16 bn for the 116 m² 2BR and Rp 6.90 bn for the 130 m² 2BR. The developer targets Q4 2028, and we're confirming that date. You pay 30% up front, 20% once the PBG arrives and the rest in four quarterly installments.

What ownership do I get at Moon Rock Villas 2?

A leasehold. The land lease runs until 2050. The developer offers a 25-year extension at a price agreed now. By the planned handover at the end of 2028, around 22 years of the base term remain. Hak Milik isn't open to foreign buyers, and nominee setups are off the table for us. The extension terms go into the contract.

How do you model yields at Moon Rock?

The three villa pages each hold a model. We start from an AirROI nightly rate for Ubud, adjust it to the villa type and use the occupancy that professionally run villas achieve. Forty percent of revenue covers the operator's fee, tax, wear and repairs. The developer's three-year income guarantee is shown apart and never enters our math. Read the output as an estimate.

Units in this project