UBUD · ID RR-2574

SECRET by INSHI: large one-bedroom apartment, 82–100 m², in Ubud

Rp 3.19 bn buys the roomiest one-bedroom on the SECRET by INSHI price list, an apartment on a jungle slope in Ubud. It comes on a 30 + 30-year leasehold by INSHI Dev's account, and the whole project is due for handover in Q1 2027.

Unit in SECRET by INSHI · units listed: 3

  • Leasehold 30 + 30 years
  • Under construction
  • Apple smart home
  • 1bedroom
  • 82–100 m²apartment size per price list
  • Pinkzone per the developer
  • Leasehold30 + 30 years, Hak Sewa
  • Q1 2027handover per the developer

Property

What you get

Apartment type F1 is the largest one-bedroom format in a 40-unit cascade above the Ubud jungle, at 82–100 m² (≈ 880–1,075 sq ft). The complex mixes three apartment types with three villa types. Because the tiers step down the hillside, a unit further back still looks straight into the trees.

It comes turnkey, with an Apple smart-home setup and Predmet furniture. For Ubud that's an above-average finish, and it shows in the price per meter. The price list skips the floor, the bathroom count and the terrace size. Since the area is a range, we're confirming which lot this price belongs to.

The developer states a 30 + 30-year leasehold (Hak Sewa) and a Pink commercial zone, and a Gianyar RDTR extract will test both. At Rp 3.19 bn, our base case uses Rp 1.6 million a night, 55% occupancy and 20% costs. That leaves about Rp 256 million a year, or 8.0% of the price. We recheck the lot number and availability on a fresh price list.

The numbers for this property

SECRET by INSHI · 1BR apartment (large) yield: gross and net

INSHI Dev hasn't put out a yield figure for the large F1, so the numbers below are ours. We start from Rp 1.6 million per night for a large one-bedroom apartment and net out the manager's fee, tax and upkeep.

Gross 10.0%≈ Rp 320 million a year at 55% occupancy and Rp 1.6 million a night Net 8.0%≈ Rp 256 million a year · payback ≈ 12.5 years
  • Gross rental incomeRp 320 million10.0% of price · rate Rp 1.6 million, occupancy 55%
  • Operating costsRp 64.0 million20% of revenue
  • Net to youRp 256 million8.0% of price · payback ≈ 12.5 years
Occupancy scenarios: SECRET by INSHI · 1BR apartment (large)
OccupancyGross incomeExpenses 20%Net% of pricePayback period
45%cautiousRp 262 millionRp 52.3 millionRp 209 million6.6%15.2 years
55%baseRp 320 millionRp 64.0 millionRp 256 million8.0%12.5 years
65%strongRp 378 millionRp 75.6 millionRp 302 million9.5%10.5 years

The base case is 55% occupancy under professional management, with 45% as the cautious case and 65% as the strong one.

Where the numbers come from

Developer's figures
INSHI Dev hasn't put out a yield figure for the large F1, so the numbers below are ours. We start from Rp 1.6 million per night for a large one-bedroom apartment and net out the manager's fee, tax and upkeep.
Nightly rate
Rp 1.6 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 45% cautious, 55% base and 65% strong.
Costs
20% of revenue: the property's operating costs.
Comparable listings
Re-Imagined Villa 2BR: 8.4% net at 60% occupancy; Re-Imagined Villa 4BR: 8.1% net at 55% occupancy; Re-Imagined Mini Villa: 9.8% net at 55% occupancy.
Reports and data
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

The developer quotes a 30-year Hak Sewa lease with a 30-year second term. A notary files your lease under your name or a company's, and the extension terms sit in the contract. Count the years from handover, since the purchase date doesn't start them. SLF first, rental license second, both after construction ends.

Ownership and permits: SECRET by INSHI · 1BR apartment (large)
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 + 30 years, per the developerWe count the remaining term from handover rather than from purchase. Renewal terms and price go into the contract.
ZoningPink (commercial), per the developerWe confirm it with a Gianyar RDTR extract and an OSS search on the plot.
Building approval (PBG)To confirmBuilding is underway. We ask for the permit number and an extract before the deposit.
DeveloperINSHI Dev, legal entity to confirmWe match the company against the contract and review its finished projects before you pay.
Certificate of occupancy (SLF)At handoverNo SLF, no rental license. The handover payment follows the documents, not the calendar.
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, Apple smart home, Predmet, Q1 2027The furniture and appliance list becomes 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
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Hi, I'm Gusti. Want the full price list and payment plan for SECRET by INSHI · 1BR apartment (large)?

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Terms

SECRET by INSHI · 1BR apartment (large) payment schedule

  1. Reservation, 30%Rp 956 million when you reserve and sign the contract.
  2. Foundations, 20%Rp 637 million after the foundations.
  3. Structure, 30%Rp 956 million when the frame stands.
  4. Finishing, 20%Rp 637 million at finishing and handover.

The 30/20/30/20 split comes from the project's price list. Each installment follows a stage we've verified, not a date.

Location

Location: Ubud

Guests come to Ubud for culture, retreats and wellness, and many stay a week or more. A jungle outlook holds the rate up, though occupancy trails the beach areas, and our numbers build that in.

Ubud: jungle and rice terraces, sample photo of the area
Ubud · Gianyar
  • Central Ubud≈ 10 min
  • Ngurah Rai Airport≈ 1 h 20 min
  • Canggu≈ 1 h
  • Sanur≈ 50 min

For one-bedroom apartments we model Rp 1.6 million, under the level of Ubud villas.

Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 24hotels
  • 12restaurants
  • 4spas
  • 4cafés
  • 2sights
  • 1school
  • 1gym

Closest places

  • Paon Bali Cooking Classrestaurant · 80 m
  • Ubud Float Gardenrestaurant · 128 m
  • Paon cooking schoolschool · 320 m
  • Natura Villa Resorthotel · 332 m
  • Sandat Glamping Tentshotel · 478 m
  • Made Teacafé · 484 m
  • villa kelaghotel · 497 m
  • Buda cottage Ubudhotel · 536 m

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

Straight answers

Questions about SECRET by INSHI · 1BR apartment (large)

What does Rise Real Bali charge when I buy the large 1BR at SECRET by INSHI?

Nothing. INSHI Dev pays us, and the Rp 3.19 bn price is the same with or without us. Our checks on the plot, the permits and the draft contract cost you nothing and happen before any deposit. The written report lists open questions, and a serious problem means no deposit goes out.

How much is the large 1BR at SECRET by INSHI, and what's included?

The developer lists it at Rp 3.19 bn. That covers a one-bedroom apartment of 82–100 m² on the jungle-facing slope, fitted out with Predmet furniture and an Apple smart-home system. We're asking the developer for the floor, the bathroom count and the exact lot size before you commit.

What ownership do I get, and when is handover?

It's Hak Sewa for 30 years plus a further 30, according to the developer. The notary records it for you personally or for your company. The developer targets the first quarter of 2027 for handover. Before the deposit we test the lease term, the Pink zone and the PBG number against the documents.

How do I pay for the large 1BR?

In four installments. The first 30%, Rp 956 million, goes out when you reserve and sign. Next come 20% after the foundations and 30% once the structure stands. The last 20% falls due at finishing and handover. We tie every payment to a construction stage we've confirmed on site, never to a calendar date.

Where do the yield numbers come from?

Our starting point is the nightly rate of comparable managed properties in Ubud, scaled for a large one-bedroom to Rp 1.6 million. Occupancy mirrors professionally managed units, with 55% as the middle case. Operating costs take 20% of revenue. Around 8.0% of the purchase price is left for you in a year. It's a model, and nobody guarantees it.

Can I buy this apartment without flying to Bali?

Yes. You tour the site by Zoom, and a separate call covers the price list and the floor plan. A notary handles the signing on your power of attorney, so no flight is needed. Payments track construction stages. At handover our team inspects the finished apartment and sends you every defect it finds before the acceptance papers.

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