UBUD · ID RR-2175

Re-Imagined Villa 4BR: four bedrooms, 230 m², Ubud

Families and groups are the market for this 230 m² four-bedroom villa with a private pool, the largest at Re-Imagined Villas Ubud 2. The developer lists it at Rp 7.06 bn on a 30-year lease, split into five installments. Handover follows the developer's schedule for Q3 2027.

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

  • Leasehold 30 years
  • Under construction
  • Private pool
  • 4bedrooms
  • 230 m²villa area
  • To confirmplot size
  • Leasehold30 years, Hak Sewa
  • Q3 2027handover per the developer's schedule

Property

What you get

Ten minutes from central Ubud, the second Re-Imagined Villas complex sells seven villa types, from a 48 m² mini villa up to this one. The 4BR is the biggest format: 230 m² (≈ 2,475 sq ft), four bedrooms and a private pool beside the terrace.

The render shows two gabled wings with a glass-fronted living room between them. The gallery interiors belong to the whole complex, all timber, plaster and warm light. Nearby, the masterplan adds a spa, a restaurant and a yoga deck, so a family or a gang of friends can stay put instead of driving out for services.

Land tenure is Hak Sewa for 30 years, and the Gianyar RDTR zone check is still running. At Rp 7.06 bn, the price goes out in five installments, Rp 1.41 bn of it up front. We model Rp 3.5 million a night at 60% base occupancy. Plot size, bathroom count and the lot number are still open questions with the developer.

The numbers for this property

Re-Imagined Villa 4BR yield: gross and net

The developer doesn't publish a yield for this unit, only a 10% net rental guarantee for the project as a whole. Below is our model: four bedrooms with a pool at Rp 3.5 million per night, set against the Ubud benchmark of Rp 2.1 million at 37.7% occupancy, costs deducted.

Gross 11.0%≈ Rp 775 million a year at 60% occupancy and Rp 3.5 million a night Net 6.6%≈ Rp 465 million a year · payback ≈ 15.2 years
  • Gross rental incomeRp 775 million11.0% of price · rate Rp 3.5 million, occupancy 60%
  • Management companyRp 140 million18% of revenue · market range 15–25%
  • TaxRp 77.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 93.0 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 465 million6.6% of price · payback ≈ 15.2 years
Occupancy scenarios: Re-Imagined Villa 4BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 646 millionRp 258 millionRp 388 million5.5%18.2 years
60%baseRp 775 millionRp 310 millionRp 465 million6.6%15.2 years
70%strongRp 904 millionRp 362 millionRp 543 million7.7%13.0 years

Beach towns outbook Ubud. AirROI shows 37.7% for the market and 55–70% for professionally managed villas we follow, which puts the 4BR's base case at 60%.

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 3.5 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 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

A 30-year Hak Sewa lease, notarized for you or your company, with a 25-year priority renewal listed in the developer's masterplan. We want that renewal written into the contract. Signing comes with the first 20% installment. Once the 4BR is complete in Q3 2027, it can apply for an SLF and then a rental license.

Ownership and permits: Re-Imagined Villa 4BR
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)According to the developer's masterplan, you get priority on a 25-year renewal. The contract has to spell out its conditions, and we see to that.
ZoningTo confirm, Subak riskBuilding and renting are off the table on Subak land, and parts of Ubud are Subak. We run a BHUMI search and a Gianyar RDTR check on this plot.
Building approval (PBG)RequestedCrews are on site, which means a PBG should already exist. The number reaches us before your deposit.
DeveloperRe-Imagined Villas team, company to confirmTheir track record includes nine finished villas in Umalas and Melasti, which we inspect. The company name and its registry extract come to us ahead of the deposit.
Certificate of occupancy (SLF)At handoverThe rental license comes only after the SLF. For that reason we link the handover payment to documents, not 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 handoverTurnkey, Q3 2027Your contract will include the furniture and appliance spec 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
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Terms

Re-Imagined Villa 4BR payment schedule

  1. 20% at signingThe opening installment is Rp 1.41 bn.
  2. 20% one quarter onAnother fifth, three months after you sign.
  3. 30% in Q1 2027Shell and roof completed.
  4. 20% in Q2 2027Services and finishing inside.
  5. 10% in Q3 2027Keys and the acceptance record.

Five installments follow the developer's timetable. We pay out each one only after we've confirmed the stage behind it.

Location

Location: Ubud

Ubud earns from retreats, yoga and long stays, and a big villa here often hosts a whole family or a group. The coast and the airport are both far, which is the price of the setting.

Re-Imagined villa in the Ubud greenery from above
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

Ubud's median listing takes around Rp 2.1 million per night, with the market selling 37.7% of its nights. Four bedrooms and a pool put this villa well above that, and our model uses Rp 3.5 million.

Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 92hotels
  • 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 4BR

What does Rise Real Bali charge on the Re-Imagined Villa 4BR?

Nothing at all. The developer covers our commission, and it doesn't push up the villa price. The land title, permits and contract get our review before your deposit, at no charge. The findings come to you in writing, with open items listed. If you'd like to compare other villas in the complex, that's free too.

How much does the Re-Imagined Villa 4BR cost, and what's in the price?

The developer's list price is Rp 7.06 bn. For that you get four bedrooms, 230 m² and a private pool in Ubud, all on 30 years of Hak Sewa. Handover is Q3 2027 on the developer's plan. The villa comes turnkey, and the furniture specification forms an appendix to your contract. We're still confirming the plot size.

What's the payment plan for the Re-Imagined Villa 4BR?

Five installments on the developer's schedule. The first 20%, Rp 1.41 bn, goes out at signing, and the next 20% a quarter later. In Q1 2027 you pay 30% as the shell and roof go up, then 20% in Q2 2027 for services and finishing. The final 10% lands at handover in Q3 2027, and each depends on a confirmed stage.

Where does the 4BR yield model get its numbers?

The model starts from Ubud's AirROI nightly rate, scaled up for four bedrooms and a pool. Our occupancy cases, 50, 60 and 70%, match what a professionally run villa achieves. Management, tax and upkeep then claim 40% of revenue. Read it as our estimate. Nobody can promise that income.

Do I have to fly to Bali to buy the 4BR?

No. Over Zoom a broker shows you the plot, the progress and the renders, and document checks are on us. With your power of attorney, the notary signs the 4BR contract. When construction ends, we inspect it and send photos along with every defect we find. Payments go directly to the developer on the contract timetable.

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