UBUD · ID RR-2182

MOONO 3BD Villa: three bedrooms, 210 m², on the Ayung River

A sauna on the terrace sets this 210 m² three-bedroom apart from most villas in south Ubud. It sits on one level near the Ayung River, with its own pool and a turnkey premium finish. The pre-sale price is Rp 6.73 bn on a 27 + 30-year lease, and no handover date exists yet.

Unit in MOONO Ubud · units listed: 3

  • Leasehold 27 + 30 years
  • Pre-sale
  • Sauna and private pool
  • 3bedrooms
  • 3bathrooms plus a guest toilet
  • 210 m²on a single level
  • Leasehold27 + 30 years
  • Pre-salehandover date (to confirm)

Property

What you get

The largest of MOONO's three detached types puts 210 m² (≈ 2,260 sq ft) on one level beside the Ayung, close to south Ubud's school cluster. Three bedrooms, three bathrooms and a guest toilet wrap around a lounge built on an island kitchen. From there you step onto a terrace with the pool and a sauna.

The price covers a premium turnkey finish in wood and stone, down to a freestanding tub in the master bath. The sauna by the pool gives the listing a photo most neighbors can't match. Six guests fit comfortably, or one family settling in for a long stay.

Ownership is a 27 + 30-year Hak Sewa lease, with the zone still under review against the Gianyar RDTR. The developer's list puts the pre-sale price at Rp 6.73 bn. Our 3BD model charges Rp 3.2 million a night, above the Ubud median because of the size, sells 60% of nights and loses 40% of revenue to costs. Roughly Rp 419 million a year remains, 6.2% on the price. Handover timing and plot size are still with the developer.

The numbers for this property

MOONO 3BD Villa yield: gross and net

The developer's 3BD financial model projects an owner payout of Rp 412–573 million a year at 75–82% occupancy and Rp 3.6–4.2 million a night. With rate growth built in, it calls that an 8.9–14% annual return. Below is our model: it charges Rp 3.2 million per night for three bedrooms, then removes management, tax, vacancy and upkeep.

Gross 10.4%≈ Rp 698 million a year at 60% occupancy and Rp 3.2 million a night Net 6.2%≈ Rp 419 million a year · payback ≈ 16.1 years
  • Gross rental incomeRp 698 million10.4% of price · rate Rp 3.2 million, occupancy 60%
  • Management companyRp 126 million18% of revenue · market range 15–25%
  • TaxRp 69.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 83.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 419 million6.2% of price · payback ≈ 16.1 years
Occupancy scenarios: MOONO 3BD Villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 581 millionRp 233 millionRp 349 million5.2%19.3 years
60%baseRp 698 millionRp 279 millionRp 419 million6.2%16.1 years
70%strongRp 814 millionRp 326 millionRp 488 million7.3%13.8 years

Ubud runs below coastal occupancy. The whole district sits at 37.7% on AirROI, managed villas we track at 55–70%, and our base case at 60%.

Where the numbers come from

Developer's figures
The developer's 3BD financial model projects an owner payout of Rp 412–573 million a year at 75–82% occupancy and Rp 3.6–4.2 million a night. With rate growth built in, it calls that an 8.9–14% annual return. Shown as published. They are not part of our model.
Nightly rate
Rp 3.2 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

You hold Hak Sewa on the land for 27 years, then a 30-year renewal the contract spells out, and the notary registers the lease to you or a company you set up. The renewal price is still open, and we've asked the developer for it. The PBG application sits in review, and SLF and licensing follow completion.

Ownership and permits: MOONO 3BD 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 belongs to the contract terms. Its price is still open, and we're asking for it in writing.
ZoningTo confirm, Subak riskSections of the Ayung riverbank are agricultural. We run the plot through BHUMI and hold it against the Gianyar RDTR.
Building approval (PBG)Applied, under reviewThe developer's pack holds application PBG-510401-17072024-01, now in a completeness review. We need the issued approval ahead of the deposit.
DeveloperPT International Music Temple (PT PMA)Company documents come in the developer's pack. Before any deposit, we visit and assess what it has already built.
Certificate of occupancy (SLF)At handoverRental licensing starts only after the SLF. We therefore tie the handover payment to the document pack instead of 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 setThe contract has no handover date yet, so payments track construction stages and nothing else.
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 3BD Villa payment schedule

  1. ReservationRp 17.7 million secures the villa, and the developer credits it to the price.
  2. 35% at signingYour first payment is Rp 2.35 bn.
  3. 65% over 12 monthsTwelve months of installments, each one tied to a construction stage.
  4. Super Start, 90%A discount for paying 90% at once, a plan we'd hold off on until the date is set.

The two plans and a reservation form come from the developer's pack. Installments follow stages, and Super Start stays off the table for us until both the PBG and a date exist.

Location

Location: South Ubud · Ayung

Big villas in south Ubud rent to families who come for the schools, the quiet and the river gorge. Guests drive more than an hour from the airport, and the beach is a day trip.

MOONO 3BD Villa: render of the pool and facade in greenery
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

Ubud's market averages roughly Rp 2.1 million per booked night with 37.7% occupancy. Three bedrooms, a sauna and a pool should lift this villa above that median, and our model uses Rp 3.2 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 3BD Villa

What does Rise Real Bali charge on the MOONO 3BD Villa?

Nothing. Our commission is part of the developer's Rp 6.73 bn list price, so the figure doesn't move. Due diligence on land, permits and contract happens before your deposit, at our expense. Afterward you get a written report listing the points that remain open for this three-bedroom.

Can I buy the MOONO 3BD Villa without visiting Bali?

Yes. A broker walks the villa site with you over Zoom. The notary signs with your power of attorney in hand, and your money goes to the developer's account in Indonesia. We carry out the handover inspection against the contract spec. You don't have to fly in, but we can arrange a viewing in person.

How did you get the MOONO 3BD yield numbers?

The Rp 3.2 million nightly rate comes from AirROI figures for Ubud, adjusted for three bedrooms and 210 m². We plug in 60% occupancy, typical of villas with a professional manager, then subtract 40% of revenue to cover management, tax and upkeep. Roughly 6.2% a year survives. Treat it as a model, never a promise of income.

What's the lease on the MOONO 3BD Villa, and when will it be ready?

You get Hak Sewa for 27 years with a contractual renewal of 30 more. Your notary logs the MOONO lease under you or your company. The developer hasn't set a handover date yet, so we link payments to construction stages. The PBG application is in, and we want the issued approval before the deposit.

What comes with the MOONO 3BD Villa price?

It's a single-level 210 m² villa in south Ubud near the Ayung. The finish is premium and turnkey. Inside: three bedrooms, three bathrooms, a guest toilet, an island kitchen and a living room. Outside: a private pool and a sauna on the terrace. We attach the exact furniture and appliance list to the contract before you pay.

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