UBUD · ID RR-2938

Sarang apartments: Dua, one-bedroom apartment, 41.19 m², in Ubud

Dua costs Rp 2.39 bn on a 25-year leasehold and takes guests already. It's apartment No. 2 at Sarang, a mid-sized one-bedroom that looks into the jungle, with two pools shared among six units.

Unit in Sarang apartments by EVDEkimi · units listed: 2

Leasehold 25 years
Completed
Jungle view

1bedroom
41.19 m²living area
2shared pools
Leasehold25 years by contract
5 minto central Ubud (to confirm)

Property

What you get

Dua sits in Sarang, EVDEkimi's finished building in north Ubud, next to five other apartments. Together they share a 600 m² plot, 263 m² of living space and two pools. Dua's windows face the jungle.

At 41.19 m² (≈ 445 sq ft), Dua is mid-range for the building, with one bedroom, a kitchen-living room and a door straight onto the pool. Its price lands between Satu and Tiga. Against Satu you give up some floor space and keep about Rp 266 million.

The house is complete, so your rental income doesn't hang on a builder's schedule. Dua's lease runs 25 years on plot and structure alike, and EVDEkimi's presentation lists it at Rp 2.39 bn. Before the deposit we ask EVDEkimi for its company details plus the zoning, building approval, SLF and rental paperwork.

Developer: EVDKE, all projects and terms

The numbers for this property

Sarang · Dua apartment yield: gross and net

EVDEkimi quotes 78% occupancy and a guaranteed floor on returns in its management contract. We report the claim but keep it out of the calculation. Below are our numbers: Rp 1.3 million a night in Ubud, less management, tax, wear and upkeep.

Gross 12.2%≈ Rp 291 million a year at 60% occupancy and Rp 1.3 million a night Net 7.3%≈ Rp 174 million a year · payback ≈ 13.7 years

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

Gross rental incomeRp 291 million12.2% of price · rate Rp 1.3 million, occupancy 60%
Management companyRp 52.3 million18% of revenue · market range 15–25%
TaxRp 29.1 million10% of rental income · rate depends on the structure
Wear and upkeepRp 34.9 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 174 million7.3% of price · payback ≈ 13.7 years

Occupancy scenarios: Sarang · Dua apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 242 million	Rp 96.9 million	Rp 145 million	6.1%	16.4 years
60%base	Rp 291 million	Rp 116 million	Rp 174 million	7.3%	13.7 years
70%strong	Rp 339 million	Rp 136 million	Rp 204 million	8.5%	11.7 years

Where the numbers come from

Developer's figures: EVDEkimi quotes 78% occupancy and a guaranteed floor on returns in its management contract. We report the claim but keep it out of the calculation. Shown as published. They are not part of our model.
Nightly rate: Rp 1.3 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

Dua's lease runs 25 years and covers land plus building. Renewal isn't addressed in EVDEkimi's materials, so we request it from the landowner in writing. With the building complete, your term starts on the day you buy. We also need sight of the SLF and the rental license before any money moves.

Ownership and permits: Sarang · Dua apartment
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	25 years on land and buildingExtension terms are missing from the presentation. The landowner confirms them in writing, and the contract records the remaining years.
Zoning	To confirm (RDTR)Our own RDTR and OSS lookup settles the zone before any deposit.
Building approval (PBG)	To confirmWe request the building approval number and an extract first.
Developer	EVDEkimi, legal entity to confirmBuilder and rental manager are the same company. We verify its legal entity, finished work and the insurance cover it advertises.
Certificate of occupancy (SLF)	Built, certificate to confirmThe rental license depends on this certificate. We ask for a copy before the deposit.
Short-term rental license (NIB)	To confirmAirbnb, 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 money goes out only against the signed contract and the documents, with penalties and deadlines in writing.
Furniture and handover	Furnished, list to confirmThe contract appendix lists the furniture and appliances one by one.

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 Sarang · Dua apartment?

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

Terms

Sarang · Dua apartment payment schedule

ApplicationPick Dua and receive the document pack.
Deposit, 30%A 30% deposit on Dua's price.
ContractRoughly two weeks to prepare and sign.
Balance, 70%The last 70% of the price.
ManagementManagement contract, payouts every month.

Payment terms follow the EVDEkimi presentation, 30% down and 70% after signing. After our checks, the contract fixes when the balance falls due.

Location

Location: North Ubud · Ubud

Retreats, yoga studios and cultural tourism drive Ubud, and stays run longer than on the coast. Up north it's quieter, with rice fields and jungle on the doorstep, while cafes and studios sit a scooter ride away.

Sarang Dua: pool with a rice-field view — Ubud · Gianyar · 4.6 km north of Ubud Palace

Ubud Palace≈ 15 min
PARQ Ubud≈ 12 min
Tegallalang rice terraces≈ 12 min
Ngurah Rai Airport≈ 90 min

Buyers come for silence and rice-field views. What you give up is walking to central Ubud: you ride a scooter or take a taxi.

North Ubud · Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

34hotels
6cafés
5sights
4restaurants
1shop

Closest places

Ujung Ubud Guesthousehotel · 46 m
Ojas Pranacafé · 99 m
Madani Antique Villashotel · 100 m
Om Hamhotel · 142 m
Bali Funtasticrestaurant · 217 m
Kedai Bubuhcafé · 307 m
Labak Sarirestaurant · 313 m
Pura Merajan Agungsight · 446 m

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

Straight answers

Questions about Sarang · Dua apartment

What does Rise Real Bali charge when I buy Dua at Sarang?

You pay nothing for our service. EVDEkimi's list price is your price, and EVDEkimi pays our commission. For Dua we check the 25-year lease and how renewal works, confirm the zoning against the Gianyar RDTR, and request the builder's company records, building approval, SLF and nightly-rental license. All of that happens before the deposit, at our cost, in a written report.

Can I buy Dua remotely?

Yes. Dua already exists, so a Zoom walkthrough shows you the real apartment and the shared areas. We review the paperwork, and your power of attorney authorizes the notary to sign. Our team handles the handover inspection on site. You'll get the price list and plans by message ahead of the call.

Where do the yield numbers come from?

Start with AirROI's Ubud rate, adjust it for a 41 m² one-bedroom, and you land on Rp 1.3 million a night. Occupancy scenarios sit at 50, 60 and 70%, based on professionally managed rentals. Costs absorb 40% of revenue. The 78% figure from the developer isn't in the model. It's an estimate, and nobody can guarantee it.

The building is finished. What does that change for me?

You skip the construction wait. You can view the apartment in person or on video and rent it out right after the deal. Delay and non-completion risk drop away. What remains is the paperwork: the 25-year lease, RDTR zoning, PBG, SLF and the nightly rental license, which we request before the deposit.

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