UBUD · ID RR-2665

SECRET by INSHI: compact one-bedroom apartment, 41.5 m², in Ubud

Rp 1.47 bn is the lowest price at SECRET by INSHI, and it buys this compact one-bedroom above the Ubud jungle. According to INSHI Dev, the lease is 30 years plus a second 30, and construction is heading for a Q1 2027 handover.

Unit in SECRET by INSHI · units listed: 3

  • Leasehold 30 + 30 years
  • Under construction
  • Apple smart home
  • 1bedroom
  • 41.5 m²size per price list
  • Pinkzone as the developer states
  • Leasehold30 + 30 years, Hak Sewa
  • Q1 2027handover as the developer plans

Property

What you get

F2 is the smallest one-bedroom format at SECRET by INSHI, 41.5 m² (≈ 445 sq ft), and the cheapest way into this 40-unit hillside project. The developer sells three apartment formats and three villa formats. Tiers climb the slope, so even rear units get a clear line over the canopy.

You get a turnkey unit with Apple smart-home controls and Predmet furniture. For a small rental apartment, that means no separate furniture budget before the first guest checks in. The price list doesn't give the floor, the bathroom or the terrace size. We're getting the layout and the lot number from the developer ahead of the deposit.

Tenure is a 30 + 30-year Hak Sewa leasehold in a Pink commercial zone, per the developer, which we verify with a Gianyar RDTR extract. Rp 1.47 bn works out to about Rp 35.4 million per m². Our base case: Rp 1.2 million a night, 60% occupancy, 40% costs. Net income comes to about Rp 151 million a year, 10.3% of the price.

The numbers for this property

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

No yield comes from INSHI Dev for the compact F2, so we did the math ourselves. Below: Rp 1.2 million a night for a compact one-bedroom, after management, tax, wear and upkeep.

Gross 17.1%≈ Rp 252 million a year at 60% occupancy and Rp 1.2 million a night Net 10.3%≈ Rp 151 million a year · payback ≈ 9.7 years
  • Gross rental incomeRp 252 million17.1% of price · rate Rp 1.2 million, occupancy 60%
  • Management companyRp 45.4 million18% of revenue · market range 15–25%
  • TaxRp 25.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 30.2 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 151 million10.3% of price · payback ≈ 9.7 years
Occupancy scenarios: SECRET by INSHI · 1BR apartment (compact)
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 210 millionRp 84.0 millionRp 126 million8.6%11.7 years
60%baseRp 252 millionRp 101 millionRp 151 million10.3%9.7 years
70%strongRp 294 millionRp 118 millionRp 176 million12.0%8.3 years

Occupancy in Ubud trails the coast. AirROI puts the market at 37.7%, managed units like ours reach 55–70%, and the base case uses 60%.

Where the numbers come from

Developer's figures
No yield comes from INSHI Dev for the compact F2, so we did the math ourselves.
Nightly rate
Rp 1.2 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.

Ownership

Ownership & what you actually get

A notary records the Hak Sewa lease in your own name or a company's. The developer quotes 30 years plus a second 30-year term, and we write the extension price into the contract. Your remaining term counts from handover. Construction has to wrap up first. Only then do the SLF and a rental license come through.

Ownership and permits: SECRET by INSHI · 1BR apartment (compact)
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, developer's figureRemaining years count from the handover date. The contract fixes the renewal price and conditions.
ZoningPink (commercial), developer's figureAn RDTR extract for Gianyar and an OSS plot search settle the zone.
Building approval (PBG)To confirmWith construction active, the permit should exist. We need its number and an extract before your deposit.
DeveloperINSHI Dev, legal entity to confirmBefore any payment we check the contracting company and look over projects it has handed over.
Certificate of occupancy (SLF)At handoverWithout the SLF the regency won't grant a rental license, so the last payment waits for the documents.
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, smart home by Apple, Q1 2027An appendix to the contract names every piece of furniture and each appliance.
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

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

  1. Reservation, 30%Rp 441 million at reservation, with the contract signed.
  2. Foundations, 20%Rp 294 million once the foundations are in.
  3. Structure, 30%Rp 441 million when the shell goes up.
  4. Finishing, 20%Rp 294 million on completion and handover.

Four installments from the project price list. We release each one only after we've confirmed the matching stage on site.

Location

Location: Ubud

Ubud earns on retreats, yoga and long stays rather than beach traffic. The jungle keeps nightly rates firm, occupancy sits below the coast, and this model assumes that from the start.

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

We price a compact apartment at Rp 1.2 million a night, below the villa median. Ubud as a whole books 37.7% of nights at roughly Rp 2.1 million.

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 (compact)

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

Zero. INSHI Dev pays our fee, so the Rp 1.47 bn list price doesn't move. Before you commit money, we go through the plot records, the building permits and the draft contract at our expense. You get every open point in a written report. When we find a real problem, we advise you to hold off on the deposit.

How much is the compact 1BR, and what does the price cover?

Rp 1.47 bn on the developer's price list, the lowest in the project. That buys a 41.5 m² one-bedroom apartment in a tiered complex over the Ubud jungle, fitted turnkey with Apple smart-home controls and Predmet furniture. We're getting the floor, the bathroom layout and the terrace size from the developer before your deposit.

What kind of lease is it, and when do I get the keys?

The developer sells Hak Sewa for 30 years, then a second 30-year term. Your notary files the lease for you or your company. Q1 2027 is the developer's handover target. We confirm the term, the Pink zoning and the PBG number from the paperwork before any deposit leaves your account.

What's the payment schedule for the compact 1BR?

The plan has four steps. At reservation and signing you pay 30%, which is Rp 441 million. Then 20% goes out after the foundations and 30% after the structure. The final 20% comes at completion and handover. We match each payment to a stage we've seen finished on site, not to a date on the calendar.

Where do the yield numbers come from?

AirROI data for Ubud, scaled down for a compact one-bedroom, points to Rp 1.2 million a night. We apply occupancy for professionally run units, 60% in the base case, and deduct 40% of revenue for the manager, tax and upkeep. Roughly 10.3% of the price comes back to you each year in that scenario. Treat it as an estimate.

Can I buy the compact 1BR remotely?

Yes, fully. The site tour runs over Zoom, and the price list and layout get a call of their own. With your power of attorney, the notary puts your signature on the deal. Installments follow construction stages. Once the apartment is ready, our inspector checks it, and you receive a defects list before the handover act.

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