UBUD
Rp 10.64 bn/ 30 years + guaranteed extension
Noir Ubud
Ubud · Villa complex
- 3 bedrooms
- 175 m²
- leasehold 30 + extension
See details
UBUD · ID RR-5505
Noir Ubud: three-bedroom villa with private pool, 175 m², Sayan, Ubud
Rp 10.64 bn buys this Noir villa turnkey, furniture included: 175 m² (≈ 1,885 sq ft) on a 225 m² plot in Sayan, Ubud's quiet western edge. You get three bedrooms, three baths, a powder room and a pool of your own. The 30-year lease comes with a guaranteed extension.
Unit in Noir Ubud
- Leasehold 30 years + extension
- Construction not started
- Turnkey, furnished
- Restaurant and spa
- 3bedrooms
- 3bathrooms and a guest WC
- 175 m²house area (to confirm)
- 225 m²land plot (to confirm)
- Leasehold30 years + extension
- 2029handover per listing data
Property
What you get
This is the single layout at Noir Ubud, a row of ten matching villas on the western side of Ubud above the Ayung River valley. Four Seasons Resort Bali at Sayan and the Campuhan Ridge Walk are your neighbors. The center and the palace take a few minutes by scooter, and a coconut grove runs between the two rows of houses.
Two floors sit behind a front of black timber slats. Downstairs is a double-height living room with a panoramic window, an island kitchen and a spiral stair. A family or three couples each get their own bedroom and bathroom, plus a guest WC, and the pool and terrace are yours alone. With a restaurant, spa and gym in the complex, guests don't have to drive into town for breakfast or a massage.
Per the developer, the land is in a tourism zone, leased for 30 years with a guaranteed extension at market price. The villa costs Rp 10.64 bn. Two sets of numbers circulate: the deck shows 175 m² on a 225 m² plot, and the price list shows 104.31 m² on 250 m². We're confirming which is right, along with the handover year.
Developer price list
Noir Ubud · 3BR villa: 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 |
|---|---|---|---|---|
| 3BR villa | 175 m² · plot 225 m² · to confirm | — | on request |
The developer's lot sheet and our listing database agree on price: each of the ten villas costs the same, and eight remain. Size is the open point, since the deck says 175 m² and the price list says 104.31 m² of built area. We pin it down with the developer before you reserve.
The numbers for this property
Noir Ubud · 3BR villa yield: gross and net
The developer quotes 75–85% occupancy, 13–18% returns and a payback of 5 to 8 years. Those numbers appear here unchanged, and our math ignores them. Below is our model: an Ubud three-bedroom earning about Rp 4.1 million per booked night, with the operator's cut, tax and upkeep deducted.
Gross 8.4%≈ Rp 892 million a year at 60% occupancy and Rp 4.1 million a night
Net 5.0%≈ Rp 535 million a year · payback ≈ 19.9 years
- Gross rental incomeRp 892 million8.4% of price · rate Rp 4.1 million, occupancy 60%
- Management companyRp 160 million18% of revenue · market range 15–25%
- TaxRp 89.2 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 107 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 535 million5.0% of price · payback ≈ 19.9 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 50%cautious | Rp 743 million | Rp 297 million | Rp 446 million | 4.2% | 23.9 years |
| 60%base | Rp 892 million | Rp 357 million | Rp 535 million | 5.0% | 19.9 years |
| 70%strong | Rp 1.04 bn | Rp 416 million | Rp 624 million | 5.9% | 17.0 years |
Where the numbers come from
- Developer's figures
- The developer quotes 75–85% occupancy, 13–18% returns and a payback of 5 to 8 years. Those numbers appear here unchanged, and our math ignores them. Shown as published. They are not part of our model.
- Nightly rate
- Rp 4.1 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
Ownership is a 30-year land lease, and under the contract the developer must extend it at the market rate once the term ends. Your deposit sits in the notary's escrow until the documents clear. Then you sign the lease and a construction contract. The PBG application is still under review, and the SLF and rental license follow construction.
| Form of ownership | LeaseholdForeigners 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 | 30 years + guaranteed extension at market priceThe extension is a contractual promise from the developer, at whatever the market charges at renewal. Your remaining years count from handover, and the renewal clause goes on paper. |
| Zoning | Tourism zone (pink), per the developerNightly rental needs the right zone. We confirm it through a Gianyar RDTR extract ahead of the deposit. |
| Building approval (PBG) | In progress, application 510405-31032026-003 under reviewThe SPPST for this application hasn't been issued. You see the approval number before paying, and the second tranche only goes out once the PBG exists. |
| Developer | Dotta LivingOur review covers the company, its right to the land and the villas it finished in Seseh. A notary's report forms a payment stage. |
| Certificate of occupancy (SLF) | Not yet, the villas aren't builtAn SLF comes before any rental license. Each payment matches a building stage, never a date alone. |
| Short-term rental license (NIB) | Not yet, it follows the SLFAirbnb, 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 | Turnkey: furniture, interiors, appliancesEvery furniture item and appliance appears in a list attached to your contract. |
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
Hi, I'm Gusti. Want the full price list and payment plan for Noir Ubud · 3BR villa?
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Terms
Noir Ubud · 3BR villa payment schedule
- 10%Reservation money, held in notary escrow once the agreement is signed.
- 15%Paid when the notary's document review is done and both contracts carry signatures.
- 15% and 25%Two stage payments, at 25% and then 50% progress, near the 4th and 8th months on site.
- 25%Due when the build reaches 80%, near month 12.
- 10%The balance, within 14 days after you get the keys.
The developer's payment file also lists a 10/30/30/20/10 variant. Which split your lot follows gets written into the PPJB after our checks.
Location
Location: Sayan · Ubud
Above the Ayung River valley, Sayan mixes upscale resorts with rice terraces and very little traffic. You ride a scooter to the cafés and the palace, or walk into town along the Campuhan ridge.
- Four Seasons Resort Bali at Sayan≈ 1.5 km
- Campuhan Ridge Walk≈ 2 km
- Ubud Palace and market≈ 3 km
- Sacred Monkey Forest≈ 3.5 km
- Ngurah Rai Airport≈ 75 min
Valley views and five-star neighbors support the nightly rate in Sayan. What you give up is walking distance to central restaurants and coworking spaces.
What's nearby
The neighborhood
Within 1 km of the property
- 4sights
- 3hotels
- 3restaurants
- 3shops
- 1café
- 1clinic
Closest places
- The Samaya Ubud Balihotel · 253 m
- Wr. Ditebarestaurant · 270 m
- Dapoerrestaurant · 326 m
- Kampung Ubud Villahotel · 345 m
- Swept Away Restaurant Ubudrestaurant · 384 m
- Bambu Indahhotel · 473 m
- Four Wshop · 575 m
- Pura Dalemsight · 581 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about Noir Ubud · 3BR villa
What does Rise Real Bali charge when I buy this villa?
You owe us nothing. Dotta Living covers our commission, and you pay the developer's own price. We run due diligence before the deposit at our own expense. On this villa that means tracking the PBG, matching the house and plot sizes to the documents and reading the lease extension terms. Whatever stays unresolved goes into our written report before the deal.
Can I buy the Noir 3BR from abroad?
You can. A broker shows you the land and the renders over Zoom while our team reviews the paperwork. Your notary signs using a power of attorney from you, and your deposit waits in the notary's escrow account. Since building hasn't begun, each payment tracks a stage we photograph on site. At the end we accept the villa for you under a signed handover report.
Where does the villa's yield estimate come from?
AirROI data for Ubud gives Rp 4.1 million a night once adjusted for a three-bedroom house. Our cases put the villa at 50, 60 or 70 percent booked, typical for managed rentals, and costs eat 40% of what it earns. The developer's 13–18% figure appears for reference only and plays no part in the numbers. Treat the result as an estimate.
What's the payment plan for this villa?
Every one of the ten villas carries the same Rp 10.64 bn price. You put down 10% to reserve and 15% once the notary has checked the documents. Stage payments follow at 25%, 50% and 80% progress, and the last 10% falls after handover. The developer has a second split on file, and your contract names the one that applies.
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