UBUD · ID RR-2049

Re-Imagined Villa 2BR: two bedrooms, 112 m², in Ubud

Spread over two floors, this 112 m² villa has two bedrooms, two bathrooms, a private pool and a jungle view on a 160 m² plot. The Rp 3.70 bn price includes a turnkey finish, and the builders are roughly 70% of the way there. You pay 20% up front and the rest by construction stage.

Unit in Re-Imagined Villas Ubud 2 · units listed: 3

  • Leasehold 30 years
  • 70% built
  • Private pool
  • 2bedrooms
  • 2bathrooms
  • 112 m²villa area
  • 160 m²plot
  • Leasehold30 years, Hak Sewa
  • Q3 2027handover, 70% built

Property

What you get

Eight villas are rising in Re-Imagined's newer Ubud project, spread across seven layouts. The 2BR is a two-story house of 112 m² (≈ 1,205 sq ft). Each of its two bedrooms has its own bathroom. Downstairs, the living room and kitchen open to a pool in the courtyard.

Behind it stands a team that has handed over nine villas in Umalas and Melasti, along with four spa complexes. On top, the developer promises a 10% net rental guarantee. We treat that as a promise rather than income, so the model below runs on market rates.

Here's the math for this unit. We use Rp 1.8 million a night. That's under Ubud's AirROI trailing-year median of about Rp 2.1 million, since four-bedroom houses drag the median up. Only about 38% of nights sell across the market, but professionally run villas fill more, hence cases of 50, 60 and 70%. With 40% gone to costs, the base case keeps roughly Rp 233 million a year for you, 6.3% of what you paid.

The numbers for this property

Re-Imagined Villa 2BR yield: gross and net

The developer quotes 13.2% at Rp 3.4 million a night and 82% occupancy. Below is our model: a pool villa priced at Rp 1.8 million per night, benchmarked on Ubud's Rp 2.1 million median at 37.7% market occupancy, with costs taken out.

Gross 10.5%≈ Rp 388 million a year at 60% occupancy and Rp 1.8 million a night Net 6.3%≈ Rp 233 million a year · payback ≈ 15.9 years
  • Gross rental incomeRp 388 million10.5% of price · rate Rp 1.8 million, occupancy 60%
  • Management companyRp 69.8 million18% of revenue · market range 15–25%
  • TaxRp 38.8 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 46.5 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 233 million6.3% of price · payback ≈ 15.9 years
Occupancy scenarios: Re-Imagined Villa 2BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 323 millionRp 129 millionRp 194 million5.2%19.1 years
60%baseRp 388 millionRp 155 millionRp 233 million6.3%15.9 years
70%strongRp 452 millionRp 181 millionRp 271 million7.3%13.6 years

The beach districts outsell Ubud on nights booked: 37.7% market-wide per AirROI, 55–70% for villas with a professional manager in our segment. The 2BR base case takes 60%.

Where the numbers come from

Developer's figures
The developer quotes 13.2% at Rp 3.4 million a night and 82% occupancy. Shown as published. They are not part of our model.
Nightly rate
Rp 1.8 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 4BR: 6.6% net at 60% occupancy; Re-Imagined Mini Villa: 7.6% net at 60% occupancy; AURA Zen Temple: 7.4% 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

Thirty years of Hak Sewa, which a notary registers to you or your company. The offer doesn't state an extension, so we've asked the developer to set renewal terms down on paper. The first 20% installment goes out at signing, and the 2BR's SLF and rental license follow its Q3 2027 handover.

Ownership and permits: Re-Imagined Villa 2BR
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 term30 years (Hak Sewa)No extension term appears in the offer. We've asked the developer to put renewal conditions on paper.
ZoningTo confirm, Subak riskSubak farmland covers parts of Ubud, and nothing there can go up or be let. BHUMI and the Gianyar RDTR tell us where this plot stands.
Building approval (PBG)RequestedSince the villas are already going up, a PBG should be in hand. We need its number before you pay a deposit.
Certificate of occupancy (SLF)At handoverWithout the SLF there's no rental license. The handover payment waits for that paperwork instead of a fixed 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 handoverTurnkey, Q3 2027We attach the furniture and appliance specification 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
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Terms

Re-Imagined Villa 2BR payment schedule

  1. 20% at signingThe first installment is Rp 740 million.
  2. 20% a quarter laterSecond installment, three months after you sign.
  3. 30% in Q1 2027When the frame and roof are finished.
  4. 20% in Q2 2027For engineering and finishing works.
  5. 10% in Q3 2027Final payment at handover, against the acceptance record.

The developer's plan has five installments. We match each to a stage we've seen completed with our own eyes, never to the calendar alone.

Location

Location: Ubud

Ubud's jungle villas keep a steady stream of retreat, yoga and long-stay guests. The trade-off is lower occupancy than the coast and an airport run of about an hour and twenty minutes.

Re-Imagined 2BR among the Ubud treetops, drone shot
Ubud · Gianyar · 10 min to the center
  • Ubud center≈ 10 min
  • Tegallalang rice terraces≈ 20 min
  • Ngurah Rai Airport≈ 1 h 20 min
  • Canggu≈ 1 h

A typical Ubud listing brings in about Rp 2.1 million per night, and 37.7% of nights sell. A two-bedroom this size lands a bit below that median, so we model Rp 1.8 million.

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Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 91hotels
  • 74restaurants
  • 27cafés
  • 22spas
  • 21sights
  • 7shops
  • 5schools

Closest places

  • Warung Juicerestaurant · 149 m
  • Sari Organik Caferestaurant · 173 m
  • Warung Bodag Maliahrestaurant · 175 m
  • Cafe Pomegranaterestaurant · 179 m
  • Beluna Cafecafé · 186 m
  • Beluna Coworking Spacecoworking space · 189 m
  • Cahaya Villa Ubudhotel · 193 m
  • Partial viewpoint on Mount Agungsight · 202 m

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

Straight answers

Questions about Re-Imagined Villa 2BR

What does Rise Real Bali charge on the Re-Imagined Villa 2BR?

No fee. You pay exactly what the developer's sheet says, since our commission is on the developer. We check the documents at our cost before any deposit. For this villa that covers the 30-year Hak Sewa and its renewal terms, a BHUMI and Gianyar RDTR search on the plot for Subak land, and the PBG number.

How much is the Re-Imagined Villa 2BR, and what's included?

Rp 3.70 bn on the developer's list, with our commission paid by the developer. You get two bedrooms and a 112 m² house on 160 m² of land, leased for 30 years. The villa comes turnkey and furnished to a specification that we attach to the contract. Construction is about 70% done, and the developer's target for handover is Q3 2027.

How do the Re-Imagined 2BR payments work?

The developer splits the price into five parts. You pay 20% at signing, Rp 740 million, and 20% a quarter later. Another 30% follows in Q1 2027 once builders finish the frame and roof, then 20% in Q2 2027 for engineering and finishing. The last 10% comes at the Q3 2027 handover, and each part hangs on a verified stage.

What yield can the Re-Imagined Villa 2BR really make?

Our base case charges Rp 1.8 million per night and fills 60% of the calendar. Once the management company, tax and empty nights take their piece, about 6.3% of the price a year reaches your account. We derive the rate from Ubud data on AirROI, corrected for a two-bedroom with a pool, and let costs absorb 40% of revenue. Nobody stands behind this figure as a guarantee.

Can I buy the Re-Imagined Villa 2BR remotely?

Yes. A broker shows you the villa on a Zoom call straight from the Ubud site, so you don't need to fly. A notary signs on your side through a power of attorney, and we handle the handover. Construction is around 70% complete, with Q3 2027 as the target. Before each installment, we check the progress on site against the payment schedule.

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