UBUD · ID RR-1602

Noir Ubud: ten three-bedroom pool villas, 175 m², in Sayan, Ubud

Dotta Living plans ten identical three-bedroom villas in Sayan, a few minutes from Four Seasons and the Campuhan Ridge Walk, each at Rp 10.64 bn. Every villa gets a black timber facade, a double-height living room and a private pool, with a restaurant and spa on site. The 30-year lease carries a guaranteed extension.

Leasehold 30 years + extension
Construction not started
Turnkey, furnished
Restaurant and spa

3bedrooms
3bathrooms plus a guest WC
175 m²villa area (to confirm)
225 m²plot (to confirm)
Leasehold30 years + extension
2029handover, per our listing database

Property

What you get

Noir Ubud is ten villas in Sayan, on the western side of Ubud. It's the quiet part of town: Four Seasons Resort Bali at Sayan, the Campuhan Ridge Walk and the Ayung River valley are all close, and Ubud Palace is a few minutes away by scooter. The villas stand in two rows along a lane, with a coconut grove between them.

Each villa has two floors, a black facade of timber slats and a double-height living room glazed wall to wall. Inside you get a kitchen with an island, a spiral staircase, three bedrooms with three bathrooms, a separate guest toilet, and outside a private pool and terrace. The developer delivers it turnkey, with architecture, interiors and furniture designed as one package. The restaurant, spa, gym and reception on site let guests book it like a small hotel rather than a private house.

The land is zoned for tourism (pink, per the developer). The lease term is 30 years, and the developer guarantees a renewal priced at the market rate. All ten lots cost the same, Rp 10.64 bn each, and the developer's sheet shows eight free, one reserved and one sold. The materials disagree on size: the deck gives a 175 m² house on 225 m² of land, the price list 104.31 m² of built area on 250 m². We're confirming both, plus the handover date and the PBG number.

Developer price list

Noir 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
3BR villa	175 m² · plot 225 m² · to confirm	3	Rp 10.64 bn	with numbers →

The price comes from our listing database and the developer's lot sheet: all ten villas cost the same, and eight are free. The deck and the price list give different sizes, 175 m² against 104.31 m² of built area. We settle the figure with the developer when you reserve.

The numbers for this property

Noir Ubud yield: gross and net

The developer quotes 75–85% occupancy, a 13–18% yield and a 5–8 year payback in its official materials. We show those figures as published and keep them out of the calculation. Below is our model: for a three-bedroom villa in Ubud we assume Rp 4.1 million a night, then subtract management, tax, wear and upkeep.

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

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

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 scenarios: Noir Ubud
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, a 13–18% yield and a 5–8 year payback in its official materials. We show those figures as published and keep them out of the calculation. 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

You get a 30-year leasehold on the land and the villa, and the developer guarantees an extension in the contract at the market price of the day. The deposit goes to the notary's escrow account, then you sign the lease and construction contracts. The PBG is under review. The SLF and the rental license come only after the villas are built.

Ownership and permits: Noir Ubud
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 developer guarantees the extension in the contract, priced at market when it falls due. We count the remaining term from handover, not from purchase, and write the renewal terms into the agreement.
Zoning	Tourism zone (pink), per the developerA Gianyar RDTR extract tells us whether the zone allows nightly rentals. We get it before the deposit.
Building approval (PBG)	In progress, application 510405-31032026-003 under reviewNo SPPST has come out on the application yet. We request the number and an extract before the deposit, and the second installment waits for the approval.
Developer	Dotta LivingWe verify the legal entity, its land rights and the projects it has delivered in Seseh. The notary's report is one of the payment milestones.
Certificate of occupancy (SLF)	Not yet, the villas aren't builtThe regency won't grant a rental license without an SLF, so payments follow construction stages instead of the calendar.
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, appliancesThe furniture and appliance specification goes into the contract as an appendix.

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 Noir Ubud?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Noir Ubud payment schedule

10%Reservation deposit into the notary's escrow account after you sign the agreement.
15%After the notary checks the documents and you sign the lease and construction contracts.
15% and 25%At 25% and 50% completion, around months 4 and 8 of construction.
25%At 80% completion, around month 12.
10%Final payment within two weeks of handover.

This is the developer's payment plan. The same file carries a second option, 10/30/30/20/10. We fix which one applies to your lot in the PPJB after due diligence.

Location

Location: Sayan · Ubud

Sayan is Ubud's western rim above the Ayung River valley: high-end hotels, rice terraces and quiet. Cafés and the palace in the center are a scooter ride away, and the Campuhan Ridge Walk is the route on foot.

Noir Ubud: rows of villas in a coconut grove from above, render — Ubud · Gianyar · Sayan

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

Buyers choose Sayan for the valley views and the high-end hotel neighbors, which hold up the nightly rate. The trade-off is a drive to the restaurants and coworking spaces in the center.

Sayan · Ubud · Google map

Area guide and all properties

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

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

Nothing. Dotta Living pays our commission, and you pay its list price. For Noir Ubud we request the PBG extract for application 510405-31032026-003, read the land lease and the guaranteed extension, verify the zoning against Gianyar's RDTR and ask for a measured plan of the villa. It's free, it's done before the deposit, and you get it in writing.

Can I buy a Noir Ubud villa without flying to Bali?

Yes. We present the plot and renders on a Zoom call, and our team goes through the paperwork. Your notary signs by proxy under the power of attorney, and the deposit goes into the notary's escrow account. Construction hasn't started, so every installment follows a stage we photograph on site. We also take the finished villa over for you against a signed handover report.

How much is a villa at Noir Ubud, and how do I pay?

All ten villas cost the same, Rp 10.64 bn. The developer's plan runs 10% on reservation, 15% after the document check, then 15% and 25% at 25% and 50% completion, 25% at 80% and a final 10% after handover. Eight lots are available, one is reserved and one has sold.

What ownership do Noir Ubud buyers get?

A leasehold: a 30-year lease on the land. The developer guarantees the extension in the contract, and the second term costs whatever the market rate is at renewal. Per the developer, the land sits in a tourism zone, which we confirm with an RDTR extract. Freehold under Hak Milik is closed to foreigners, and we never run nominee structures.

Where do the yield numbers come from?

We take Rp 4.1 million a night from AirROI data for Ubud and adjust it for a three-bedroom villa. We test occupancy at 50, 60 and 70% of the year, the range for villas with professional management. We deduct 40% of revenue as costs. The developer's 13–18% claim stays outside the model, and the result is our estimate, not guaranteed income.

Units in this project