UBUD · ID RR-2931

Sarang apartments: Satu, one-bedroom apartment, 47.44 m², in Ubud

Satu is the largest apartment at Sarang, and Rp 2.65 bn buys it on a 25-year leasehold. You get one bedroom, a view straight into the jungle and two pools shared by six units, in a building that's already finished.

Unit in Sarang apartments by EVDEkimi · units listed: 2

Leasehold 25 years
Completed
Jungle view

1bedroom
47.44 m²living area
2pools in the complex
Leasehold25 years under contract
5 minto central Ubud (to confirm)

Property

What you get

Satu is apartment No. 1 in EVDEkimi's Sarang building in north Ubud. Five more apartments share its 600 m² plot. The six add up to 263 m² of floor space and split two pools. From Satu the view runs straight into the jungle.

At 47.44 m² (≈ 510 sq ft), it's the biggest unit in the house, against 32.73 m² for the smallest. Inside you have one bedroom and a kitchen-living room, with a door out to the pool. Extra room pays off in rentals here. Guests pay for space and a view more than for an address.

With the building standing, rental can start right after closing, and there's no construction risk to carry. Your lease covers land and building for 25 years. EVDEkimi's presentation prices this layout at Rp 2.65 bn. Before the deposit we request the legal entity, RDTR zoning, a PBG copy, the SLF and the rental license.

Developer: EVDKE, all projects and terms

The numbers for this property

Sarang · Satu apartment yield: gross and net

The developer quotes 78% occupancy and a fixed minimum return under its management agreement, and we show both exactly as stated. Neither goes into our math. Below: a Ubud rate of Rp 1.5 million a night, net of the manager's share, tax and upkeep.

Gross 12.4%≈ Rp 329 million a year at 60% occupancy and Rp 1.5 million a night Net 7.4%≈ Rp 198 million a year · payback ≈ 13.4 years

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

Gross rental incomeRp 329 million12.4% of price · rate Rp 1.5 million, occupancy 60%
Management companyRp 59.3 million18% of revenue · market range 15–25%
TaxRp 32.9 million10% of rental income · rate depends on the structure
Wear and upkeepRp 39.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 198 million7.4% of price · payback ≈ 13.4 years

Occupancy scenarios: Sarang · Satu apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 275 million	Rp 110 million	Rp 165 million	6.2%	16.1 years
60%base	Rp 329 million	Rp 132 million	Rp 198 million	7.4%	13.4 years
70%strong	Rp 384 million	Rp 154 million	Rp 231 million	8.7%	11.5 years

Where the numbers come from

Developer's figures: The developer quotes 78% occupancy and a fixed minimum return under its management agreement, and we show both exactly as stated. Neither goes into our math. Shown as published. They are not part of our model.
Nightly rate: Rp 1.5 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 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.

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Ownership

Ownership & what you actually get

Satu comes with a 25-year lease on both the land and the building. EVDEkimi's materials don't mention renewal, and we ask the landowner to put the terms on paper. As the apartment is already standing, the 25 years begin at your purchase. We want the SLF and the rental license in hand before you commit money.

Ownership and permits: Sarang · Satu 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, land and buildingRenewal isn't in the presentation. The landowner gives us written terms, and the contract states the years left.
Zoning	To confirm (RDTR)We look the plot up in RDTR and OSS ourselves before any deposit.
Building approval (PBG)	To confirmThe permit number and an extract reach us before your deposit.
Developer	EVDEkimi, legal entity to confirmEVDEkimi also manages the building. We review its legal entity, past projects and the insurance its presentation refers to.
Certificate of occupancy (SLF)	Built, certificate to confirmNo SLF means no rental license, so the certificate copy comes first.
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 itPayment moves only against a signed contract and a full document pack. The contract sets the penalties and deadlines.
Furniture and handover	Furnished, list to confirmEvery furniture item and appliance goes into an appendix to the 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Sarang · Satu apartment?

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

Terms

Sarang · Satu apartment payment schedule

ApplicationChoose Satu and get the property's document pack.
Deposit, 30%Thirty percent of Satu's price reserves it.
ContractAbout two weeks to draft and sign.
Balance, 70%The other 70% of the price.
ManagementA management agreement that pays out monthly.

EVDEkimi's presentation sets a 30% deposit and 70% after the contract. We agree the date of the second payment in the contract once due diligence ends.

Location

Location: North Ubud · Ubud

Culture, yoga and retreats keep Ubud busy, and visitors stay longer than at the beach. North Ubud is calmer than the center, close to rice fields and jungle, but you'll want a scooter for cafes and studios.

Sarang Satu: aerial view of the building and pool — 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 pick this corner for silence and a view over the fields, and they accept one downside. Central Ubud takes a scooter or a taxi.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

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 · Satu apartment

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

Nothing. You pay EVDEkimi's list price, and EVDEkimi covers our commission. For Satu we review the 25-year lease and its renewal terms, check the zone in the Gianyar RDTR, and ask for the company details, PBG, SLF and short-term rental license. We do all this at our expense before the deposit. The findings reach you as a written report.

Can I buy Satu without flying to Bali?

Yes. The building already stands, so on Zoom we show you Satu and the shared areas as they are. Our team checks the documents. You sign at a distance: the notary acts on a power of attorney you give. The handover inspection is our job, and the price list with floor plans reaches you by message before the call.

Where do the yield numbers come from?

Our nightly rate, Rp 1.5 million, is AirROI's Ubud figure scaled for a 47 m² one-bedroom. Occupancy runs in three cases, 50, 60 and 70%, which is where professionally managed units land, and costs take 40% of revenue. The developer's 78% occupancy claim stays out. Treat the result as our estimate rather than guaranteed income.

How is Satu different from the other Sarang apartments?

Satu has the most space in the building, 47.44 m², compared with 44.27 m² for Empat, 41.19 m² for Dua and 32.73 m² for Tiga. All four are one-bedroom apartments. Size and view set them apart. EVDEkimi's presentation marks Lima and Enam as sold, and we confirm which apartments remain, with current prices, when you reserve.

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