UBUD · ID RR-2532

MOONO 2BD Villa: two bedrooms, 170 m², by the Ayung River

Two equal master bedrooms, each with its own bath, share one level of this 170 m² villa on a 350 m² plot near the Ayung. The pre-sale price of Rp 4.60 bn covers a garden, an 18 m² pool and a premium turnkey fit-out. Handover is due in Q1 2027 under the developer's contract, on a 27 + 30-year lease.

Unit in MOONO Ubud · units listed: 3

  • Leasehold 27 + 30 years
  • Pre-sale
  • Pool and garden
  • 2bedrooms
  • 2en-suite baths plus a guest toilet
  • 170 m²total area · 140 m² living
  • 350 m²plot, 18 m² pool
  • Leasehold27 + 30 years
  • Q1 2027handover per the developer's contract

Property

What you get

Of MOONO's three detached types on the Ayung in south Ubud, this is the middle one, a short hop from the school cluster. Everything sits on one level: 170 m² (≈ 1,830 sq ft) in total, two bedrooms with their own baths and a guest toilet. The open kitchen and lounge step out to a terrace and an 18 m² pool.

The fit-out is premium and turnkey: a Bosch kitchen, TOTO fixtures, Daikin air conditioning and a projector in the lounge. Ceilings of 3.2 m and glass on both sides pull light and garden views through the house. Two identical master suites suit two couples traveling together, and in Ubud that layout books more evenly than bigger villas.

Ownership is Hak Sewa for 27 + 30 years, and the Gianyar RDTR check on the zone is still running. At pre-sale the villa costs Rp 4.60 bn, and once the complex is complete the developer lists it at Rp 5.66 bn. Our 2BD model: Rp 2.5 million per night, 60% of nights sold, 40% of revenue gone to costs, about Rp 326 million a year left, or 7.1%. The exact plot size and this lot's payment schedule are questions we've sent to the developer.

The numbers for this property

MOONO 2BD Villa yield: gross and net

The developer's 2BD financial model, with Bali Legend as manager, projects an owner payout of Rp 320–451 million in year one at 75–82% occupancy and Rp 2.9–3.4 million a night. Add five years of rate growth and it quotes 9.5–15.1% a year on Rp 4.96 bn. Below is our model: Rp 2.5 million per night for two bedrooms, less management, tax, vacancy and upkeep.

Gross 11.8%≈ Rp 543 million a year at 60% occupancy and Rp 2.5 million a night Net 7.1%≈ Rp 326 million a year · payback ≈ 14.1 years
  • Gross rental incomeRp 543 million11.8% of price · rate Rp 2.5 million, occupancy 60%
  • Management companyRp 97.7 million18% of revenue · market range 15–25%
  • TaxRp 54.3 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 65.1 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 326 million7.1% of price · payback ≈ 14.1 years
Occupancy scenarios: MOONO 2BD Villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 452 millionRp 181 millionRp 271 million5.9%17.0 years
60%baseRp 543 millionRp 217 millionRp 326 million7.1%14.1 years
70%strongRp 633 millionRp 253 millionRp 380 million8.3%12.1 years

Occupancy in Ubud trails the beaches. The whole market manages 37.7% on AirROI, while managed villas like these reach 55–70%, so MOONO's base case is 60%.

Where the numbers come from

Developer's figures
The developer's 2BD financial model, with Bali Legend as manager, projects an owner payout of Rp 320–451 million in year one at 75–82% occupancy and Rp 2.9–3.4 million a night. Add five years of rate growth and it quotes 9.5–15.1% a year on Rp 4.96 bn. Shown as published. They are not part of our model.
Nightly rate
Rp 2.5 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

Under the developer's contract the land lease ends on May 5, 2053, and a 30-year renewal follows at a price three independent appraisers will set. A notary registers the MOONO lease to you or to a company you own. The developer has filed its PBG application. After the Q1 2027 handover, the SLF opens the way to a rental license.

Ownership and permits: MOONO 2BD 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)The contract runs the land lease to May 5, 2053 and values the 30-year renewal through three experts. We count your remaining years from handover and put the renewal terms in writing.
ZoningTo confirm, Subak riskFarmland covers stretches of the Ayung bank, so this plot gets a BHUMI search and a Gianyar RDTR check.
Building approval (PBG)Applied, under reviewApplication PBG-510401-17072024-01 is in the developer's pack, still at the completeness stage. Proof of issue comes before your deposit.
DeveloperPT International Music Temple (PT PMA)The company's founding papers sit in the developer's pack. Its finished projects get our review before you pay a deposit.
Certificate of occupancy (SLF)At handoverGianyar won't license rentals ahead of the SLF, so your handover payment rides on the paperwork, not a day on the calendar.
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, Q1 2027Furniture and appliances appear in the contract. It also allows 90 extra days and a delay of up to 12 months, so we're confirming the date.
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

MOONO 2BD Villa payment schedule

  1. ReservationA Rp 17.7 million deposit holds the villa and counts toward the price.
  2. 35% at signingThe first payment comes to Rp 1.61 bn.
  3. 65% within 12 monthsThe balance goes in installments, one per construction stage.
  4. Super Start, 90%Rp 4.34 bn in a single payment, which we don't advise before the PBG is in hand.

Both plans come from the developer's presentation, and the deposit from its reservation form. After completion this villa lists at Rp 5.66 bn. Every installment we arrange follows a construction stage.

Location

Location: South Ubud · Ayung

The two-bedroom sits in the green south of Ubud, 15 minutes from town. River views sell here. The catch is a drive of over an hour to Ngurah Rai.

MOONO 2BD Villa: render of the facade and pool among trees
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

Families and wellness guests keep south Ubud booked, even though the market sells just 37.7% of its nights, at a median near Rp 2.1 million. With its own pool, this two-bedroom should edge past that median, so MOONO's model sits at Rp 2.5 million.

South Ubud · Ayung · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 4sights
  • 3hotels
  • 1shop
  • 1school

Closest places

  • Bamboo Turtle Ecolodgehotel · 355 m
  • 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

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

Straight answers

Questions about MOONO 2BD Villa

What does Rise Real Bali charge on the MOONO 2BD Villa?

You pay us nothing. The Rp 4.60 bn list price holds, and the developer funds the agency commission out of it. Before a deposit, our team reviews the plot, the permits and the contract at our cost, then writes up every question still open on this villa in a report you keep.

Can I buy the MOONO 2BD Villa from abroad?

Yes. A broker streams the villa site and the plot to you on Zoom. You grant power of attorney, and a notary in Bali signs the MOONO contract for you, while payments go to the developer's Indonesian account. At completion we inspect the villa line by line against the contract spec. Flying in is optional, and we'll arrange an in-person viewing if you want one.

Where do the MOONO 2BD yield numbers come from?

The Rp 2.5 million nightly rate is AirROI data for Ubud, scaled for two bedrooms and 170 m². We assume 60% occupancy, the level professionally managed villas reach. After 40% goes to the manager, the tax office and upkeep, about 7.1% a year lands in your account. That's our estimate rather than guaranteed income.

What ownership comes with the MOONO 2BD Villa, and when is handover?

Hak Sewa: 27 years first, then a 30-year renewal whose price appraisers will set. A notary registers the lease to you or your company. The developer's contract puts handover in Q1 2027. The developer has filed the PBG application, and we want proof of issue before any deposit.

What does the MOONO 2BD Villa price include?

A 170 m² villa in south Ubud by the Ayung, on a 350 m² plot with a garden and an 18 m² pool. Inside are two bedrooms with en-suite baths and tubs, a guest toilet, a kitchen and a living room with a projector. The finish is premium turnkey, with the furniture list attached to the contract before your first payment.

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