UBUD · ID RR-1063

MOONO Ubud

Three detached villa types sit on the Ayung River in south Ubud: a 75 m² one-bedroom, a 170 m² two-bedroom and a 210 m² three-bedroom. Pre-sale prices run from Rp 2.65 bn on a 27 + 30-year lease. Each villa comes with a premium turnkey fit-out, and an international school cluster is close by.

Property

What you get

MOONO puts three types of detached villas on the bank of the Ayung in south Ubud, about 15 minutes from the town center. The gorge view is the asset here: in Ubud a river outlook rents better than any pool. Two kinds of buyer look at it. Families want a quiet long stay close to the international school cluster, and investors rent to those same families.

Every villa comes with a premium turnkey fit-out, so you don't lose a year finishing interiors after handover. The one-bedroom starts at Rp 2.65 bn at pre-sale, and the developer's next price step for it is Rp 3.19 bn. The two-bedroom lists at Rp 4.60 bn and the three-bedroom at Rp 6.73 bn.

You buy Hak Sewa: 27 years now, plus a 30-year extension written into the contract. Two things are still open: the developer hasn't named a handover date, and we don't hold the PBG yet. Part of the riverbank is farmland, so we ask for the zoning extract, a soil survey and the setback from the water before any deposit.

Developer price list

MOONO Ubud: 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	75 m²	1	Rp 2.65 bn	with numbers →
2BR villa	170 m²	2	Rp 4.60 bn	with numbers →
3BR villa	210 m²	3	Rp 6.73 bn	with numbers →

Every size and price here comes straight from the developer's price list. When you reserve, we recheck the live price and which villas remain.

Ownership

Ownership & what you actually get

A notary registers the Hak Sewa lease in your name or your company's name for 27 years. The contract adds a 30-year extension, and we're asking the developer to put its price in writing. You sign when the first 35% goes out. The SLF and the rental license only arrive once construction wraps up.

Ownership and permits: MOONO Ubud
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)The contract provides a 30-year extension. We're asking for its price so the renewal cost is known before you commit.
Zoning	To confirm, Subak riskParts of the Ayung riverbank are Subak farmland. We check the plot in BHUMI and against the Gianyar RDTR.
Building approval (PBG)	RequestedThe number and the registry extract come from the developer during our checks, ahead of the deposit.
Certificate of occupancy (SLF)	At handoverThe rental license needs the SLF first. That's why the handover payment waits for the document pack, whatever the calendar says.
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 setUntil the contract carries a handover date, payments follow construction stages only.

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 Ubud?

Leave your WhatsApp and I'll send them today.09:41

Terms

MOONO Ubud payment schedule

35% at signingThe first payment for the one-bedroom comes to Rp 929 million.
65% over 12 monthsThe balance spreads over a year, in installments tied to construction stages.
Super Start, 90%A discount for paying 90% upfront, which we don't recommend before a handover date exists.

These two plans come from the developer. We tie the installment plan to stages and consider Super Start only once the PBG and a handover date are confirmed.

Location

Location: South Ubud · Ayung

South Ubud is quieter than the center and closer to the schools and the south of the island. The Ayung gorge gives the view that sells best in Ubud, and the drive to the airport is the trade-off.

MOONO villa terrace overlooking the Ayung River — 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

Retreat and long-stay guests keep Ubud busy, but occupancy trails the coast: about 37.7% across the market at roughly Rp 2.1 million a night. Our one-bedroom model uses 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 Ubud

What does Rise Real Bali charge when I buy at MOONO Ubud?

You owe us nothing. The developer pays our commission, and the list price stays exactly what you'd pay walking in alone. Due diligence happens before any deposit, at our expense. For MOONO we review the 27 + 30 Hak Sewa terms and what renewal costs, pull the riverbank zoning from BHUMI and Gianyar's RDTR, and chase the PBG number.

Which villas does MOONO Ubud sell, and at what price?

Three types, all from the developer's price list. The 75 m² one-bedroom costs Rp 2.65 bn, the 170 m² two-bedroom Rp 4.60 bn and the 210 m² three-bedroom Rp 6.73 bn. The developer pays the agency commission, so you pay the same figure whether or not you come through us.

How does the MOONO payment plan work?

You choose between two plans. The standard one takes 35% at signing, which is Rp 929 million for the one-bedroom, then 65% in installments over 12 months. Super Start asks for 90% upfront at a discount. We'd skip it until the handover date is set, and we tie installments to construction stages and a confirmed PBG.

Can I buy a MOONO villa without flying to Bali?

Yes. We walk the site and the Ayung gorge with you on a Zoom call. Your power of attorney lets a Bali notary handle the signing. The project is at pre-sale and the developer hasn't named a handover date yet. At handover our team checks the layout and furniture against the specification, so the trip stays optional.

Where do the MOONO yield numbers come from?

The project page carries no yield, because each villa type earns a different rate. Our models sit on the unit pages. Every one begins with Ubud's AirROI rate per night, tuned to the villa type, then layers on occupancy typical of professionally run rentals and strips out 40% of revenue for costs. They're estimates, not guaranteed income.

Units in this project