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, below what four- and five-bedroom houses in Ubud command, and this one has a single bedroom. Professionally run villas fill well, so we test 48, 58 and 68%. Take away 16% for operating costs, and the base case nets around Rp 268 million a year, 10.1% on the purchase price.

Price

Rp 2.65 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 27 + 30 years
FurniturePremium turnkey
Next price stepRp 3.19 bn
First payment35%

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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Write on WhatsApp. You'll get this villa's papers, a yield model built on your own occupancy guess and a recording of your call with our broker.

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 12.0%≈ Rp 319 million a year at 58% occupancy and Rp 1.5 million a night Net 10.1%≈ Rp 268 million a year · payback ≈ 9.9 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 319 million12.0% of price · rate Rp 1.5 million, occupancy 58%
Operating costsRp 51.0 million16% of revenue
Net to youRp 268 million10.1% of price · payback ≈ 9.9 years

Occupancy scenarios: MOONO 1BD Villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
48%cautious	Rp 264 million	Rp 42.2 million	Rp 221 million	8.3%	12.0 years
58%base	Rp 319 million	Rp 51.0 million	Rp 268 million	10.1%	9.9 years
68%strong	Rp 373 million	Rp 59.7 million	Rp 314 million	11.8%	8.5 years

The base case is 58% occupancy under professional management, with 48% as the cautious case and 68% as the strong one.

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: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 48% cautious, 58% base and 68% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Re-Imagined Villa 2BR: 8.4% net at 60% occupancy; Re-Imagined Villa 4BR: 8.1% net at 55% occupancy; Re-Imagined Mini Villa: 9.8% net at 55% occupancy.
Reports and data: 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.

Get the numbers on WhatsApp

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 ownership	Leasehold (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 term	27 + 30 years (Hak Sewa)A 30-year renewal sits in the contract terms. We want its price on paper before you sign.
Zoning	To 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 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	Premium 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.09:41

Terms

MOONO 1BD Villa payment schedule

35% at signingYou pay Rp 929 million when you sign.
65% in 12 monthsInstallments over a year, each matched to a construction stage.
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 occupancy sits well under the coast. A one-bedroom with a pool rents below larger Ubud villas, so we price it at Rp 1.5 million.

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, 58% of nights booked. Once operating costs come out, you keep about 10.1% of the price per year. The rate comes from comparable managed villas in Ubud, adjusted for a pool villa, and occupancy assumes professional management. Operating costs take 16% 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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