UBUD · ID RR-2063

MOONO 1BD Villa: one bedroom, 75 m², on the Ayung River

Ceilings rise 6.5 m over the double-height living room of this two-level, 75 m² villa: one bedroom, a private pool and a view over the Ayung. The pre-sale price is Rp 2.65 bn, and the developer's next step for the same villa is Rp 3.19 bn. Furniture is included, finished to the developer's premium turnkey spec.

Unit in MOONO Ubud · units listed: 3

  • Leasehold 27 + 30 years
  • Pre-sale
  • Private pool
  • 1bedroom
  • 1bathroom
  • 75 m²total area · 65 m² living
  • 100 m²plot with private pool
  • Leasehold27 + 30 years
  • 6.5 mdouble-height ceilings

Property

What you get

MOONO has three detached villa types on the Ayung riverbank in south Ubud, near the school cluster. This is the compact one: two levels, a double-height living room, the bedroom upstairs and a pool off the terrace. Total area is 75 m² (≈ 805 sq ft), with 65 m² of it living space, on a 100 m² plot.

The premium turnkey fit-out is in the price. The offer names neither a handover date nor the total number of villas. Until both appear, we advise against Super Start, the plan that asks for 90% upfront.

Our unit model runs at Rp 1.5 million per night. Ubud's AirROI median over the trailing year sits closer to Rp 2.1 million, a number inflated by four- and five-bedroom houses, and this one has a single bedroom. The market fills roughly 38% of nights and professionally run villas do better, so we test 50, 60 and 70%. Take away 40% for management, tax and upkeep, and the base case nets around Rp 198 million a year, 7.4% on the purchase price.

The numbers for this property

MOONO 1BD Villa yield: gross and net

The developer quotes 10.4–16.9%, as income before costs. Below is our model: at Rp 1.5 million per night for a river-view pool villa, it deducts the management company, tax, vacancy and upkeep.

Gross 12.4%≈ Rp 329 million a year at 60% occupancy and Rp 1.5 million a night Net 7.4%≈ Rp 198 million a year · payback ≈ 13.4 years
  • Gross rental incomeRp 329 million12.4% of price · rate Rp 1.5 million, occupancy 60%
  • Management companyRp 59.3 million18% of revenue · market range 15–25%
  • TaxRp 32.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 39.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 198 million7.4% of price · payback ≈ 13.4 years
Occupancy scenarios: MOONO 1BD Villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 275 millionRp 110 millionRp 165 million6.2%16.1 years
60%baseRp 329 millionRp 132 millionRp 198 million7.4%13.4 years
70%strongRp 384 millionRp 154 millionRp 231 million8.7%11.5 years

Ubud sells fewer nights than the beach districts. AirROI shows 37.7% market-wide and 55–70% for managed villas in our segment, hence a 60% base case.

Where the numbers come from

Developer's figures
The developer quotes 10.4–16.9%, as income before costs. Shown as published. They are not part of our model.
Nightly rate
Rp 1.5 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

Hak Sewa gives you 27 years on the land, and the contract adds 30 more. What that renewal costs is still an open question we've put to the developer. The notary enters the lease under your name, or under a company you control. You sign alongside the 35% first payment. The SLF comes first and the rental license second, both after MOONO finishes building.

Ownership and permits: MOONO 1BD Villa
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 term27 + 30 years (Hak Sewa)A 30-year renewal sits in the contract terms. We want its price on paper before you sign.
ZoningTo confirm, Subak riskSome land along the Ayung is farmland. The plot goes through BHUMI and the Gianyar RDTR during our checks.
Building approval (PBG)RequestedThe developer owes us the approval number and extract. We need both before your deposit.
Certificate of occupancy (SLF)At handoverNo SLF means no rental license. The handover payment therefore waits for the documents rather than a date.
Short-term rental license (NIB)After handoverAirbnb, 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 handoverPremium turnkey, date not setWith no date in the contract, each payment follows a finished construction stage.
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 MOONO 1BD Villa?

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

Terms

MOONO 1BD Villa payment schedule

  1. 35% at signingYou pay Rp 929 million when you sign.
  2. 65% in 12 monthsInstallments over a year, each matched to a construction stage.
  3. Super Start, 90%A discount for paying almost everything now, which we'd skip until a handover date exists.

Both plans come from the developer. We hold Super Start back until the PBG and the handover date are both on paper.

Location

Location: South Ubud · Ayung

The Ayung gorge gives this corner of Ubud its view, and the center is 15 minutes away. You trade the quiet and the schools for a long drive to the airport.

MOONO 1BD Villa: terrace with the Ayung River below
South Ubud · Gianyar · ≈ 15 min to the center
  • Ubud center≈ 15 min
  • International schoolsnearby cluster
  • Ngurah Rai Airport≈ 1 h 10 min
  • Sanur≈ 45 min

Yoga retreats and long stays fill Ubud villas, though at about 37.7% the market occupancy sits well under the coast. A one-bedroom with a pool rents below the Rp 2.1 million area average, so we price it at Rp 1.5 million.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

South Ubud · Ayung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 4sights
  • 2hotels
  • 1shop
  • 1school

Closest places

  • Santi Mandala Villa & Spahotel · 577 m
  • okto schoolschool · 729 m
  • cool temple to go look atsight · 773 m
  • luwak coffee degustationsight · 949 m
  • Sthala, a Tribute Portfolio Hotel, Ubud Balihotel · 965 m
  • I Wayan Mardianasight · 980 m
  • Yoga Baristacafé · 1 km
  • Bali Buda Abasanrestaurant · 1 km

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

Straight answers

Questions about MOONO 1BD Villa

What does Rise Real Bali charge on the MOONO 1BD Villa?

Zero. Rp 2.65 bn is the developer's figure, and the developer, not you, pays our fee. Before your deposit we vet the deal at our cost: the 27 + 30 Hak Sewa lease, zoning on the Ayung bank through BHUMI and the Gianyar RDTR, and the PBG number, which the developer still has to send.

What's included in the MOONO 1BD Villa price?

The price buys a 75 m² one-bedroom villa on a 100 m² plot, with a private pool and a premium turnkey fit-out to the developer's specification. The lease runs 27 + 30 years. After pre-sale, the developer's next price step is Rp 3.19 bn. We're still confirming the handover date with the developer.

How do I pay for the MOONO 1BD Villa?

Signing costs 35%, or Rp 929 million, and the remaining 65% follows over 12 months as the build moves along. Super Start asks for 90% at once in exchange for a discount. We wouldn't use it before a handover date and a confirmed PBG, and we tie every installment to a stage.

What yield can the MOONO 1BD Villa realistically earn?

Base case: Rp 1.5 million a night, 60% of nights booked. Once the manager, tax and empty nights take their cut, you keep about 7.4% of the price per year. AirROI data for Ubud sets the rate, adjusted for a pool villa, and occupancy assumes professional management. Costs eat 40% of revenue, and nothing here is guaranteed.

Can I buy the MOONO 1BD Villa remotely?

You can. We film the villa and the Ayung view from the site on Zoom. Signing needs no trip either: a Bali notary signs the MOONO papers on a power of attorney. The project is still at pre-sale, and the developer hasn't given a handover date. When it comes, we check the 75 m² against the plan and the furniture against the spec.

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