UBUD · ID RR-2518

SECRET by INSHI: two-bedroom villa, 157.86 m², in Ubud

The 157.86 m² two-bedroom villa is the biggest home at SECRET by INSHI and the top of its price list at Rp 5.59 bn. INSHI Dev states a 30 + 30-year Hak Sewa leasehold and plans handover for Q1 2027.

Unit in SECRET by INSHI · units listed: 3

Leasehold 30 + 30 years
Under construction
Apple smart home

2bedrooms
157.86 m²villa size per price list
Pinkzone stated by the developer
Leasehold30 + 30 years, Hak Sewa
Q1 2027handover date from the developer

Property

What you get

Villa 2BR_3 is the biggest of the three villa formats in this 40-unit jungle cascade, with two bedrooms across 157.86 m² (≈ 1,700 sq ft). The rest of the list covers three apartment types and two smaller villas. Since the units step down the slope, your view carries over the roofs of the neighbors below.

It's delivered turnkey, with an Apple smart home and Predmet furniture. That's a higher finish than most of Ubud, and you pay for it per meter. The price list leaves out the villa's layout, bathroom count, plot size and whether it has a private pool. We're asking the developer for all of it, with the plan, before the deposit.

The developer's figures are a 30 + 30-year Hak Sewa lease and a Pink commercial zone, which we cross-check with a Gianyar RDTR extract. At Rp 5.59 bn the villa costs about Rp 35.4 million per m². We model Rp 2.5 million a night at 60% occupancy with 40% costs. That nets around Rp 326 million a year, or 5.8%.

The numbers for this property

SECRET by INSHI · 2BR villa yield: gross and net

There's no published developer yield for the two-bedroom villa, and our model fills the gap. Below: Rp 2.5 million per night, less the manager's cut, tax, wear and upkeep.

Gross 9.7%≈ Rp 543 million a year at 60% occupancy and Rp 2.5 million a night Net 5.8%≈ Rp 326 million a year · payback ≈ 17.2 years

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

Gross rental incomeRp 543 million9.7% of price · rate Rp 2.5 million, occupancy 60%
Management companyRp 97.7 million18% of revenue · market range 15–25%
TaxRp 54.3 million10% of rental income · rate depends on the structure
Wear and upkeepRp 65.1 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 326 million5.8% of price · payback ≈ 17.2 years

Occupancy scenarios: SECRET by INSHI · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 452 million	Rp 181 million	Rp 271 million	4.9%	20.6 years
60%base	Rp 543 million	Rp 217 million	Rp 326 million	5.8%	17.2 years
70%strong	Rp 633 million	Rp 253 million	Rp 380 million	6.8%	14.7 years

Coastal districts book more nights than Ubud does. AirROI has the whole market at 37.7%. Our managed segment runs 55–70%, so the base case sits at 60%.

Where the numbers come from

Developer's figures: There's no published developer yield for the two-bedroom villa, and our model fills the gap.
Nightly rate: Rp 2.5 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

For this villa INSHI Dev sells Hak Sewa: a first term of 30 years and a second of the same length. The notary puts the lease in your name or in your company's, and the contract sets out how renewal works and what it costs. Your term runs from handover. Completion brings the SLF, then a rental license.

Ownership and permits: SECRET by INSHI · 2BR villa
Form of ownership	Leasehold (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 term	30 + 30 years, as the developer statesWhat counts is the term left at handover, not at signing. We fix renewal conditions in the contract.
Zoning	Pink (commercial), as the developer statesWe pull the Gianyar RDTR and search the plot in OSS to confirm it.
Building approval (PBG)	To confirmWork on site has started, so a PBG should be in place. We collect the number and an extract first.
Developer	INSHI Dev, legal entity to confirmAhead of the deposit we vet the company on the contract and its completed projects.
Certificate of occupancy (SLF)	At handoverA rental license needs the SLF first. We pay the handover tranche against the document pack.
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 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 protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Turnkey with Predmet furniture, Q1 2027The contract carries the furniture and appliance specification 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for SECRET by INSHI · 2BR villa?

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

Terms

SECRET by INSHI · 2BR villa payment schedule

Reservation, 30%Rp 1.68 bn when you reserve and sign.
Foundations, 20%Rp 1.12 bn after the foundation stage.
Structure, 30%Rp 1.68 bn once the villa's shell stands.
Finishing, 20%Rp 1.12 bn with the finishing work and the keys.

INSHI Dev's plan splits the price 30/20/30/20. We send money only after confirming the matching build stage.

Location

Location: Ubud

Ubud's appeal is culture, yoga and retreats, with guests who book longer stays than on the coast. For a villa the jungle outlook lifts the rate, and the lower occupancy is already in our figures.

Ubud: sample photo of the district's jungle and rice terraces — Ubud · Gianyar

Central Ubud≈ 10 min
Ngurah Rai Airport≈ 1 h 20 min
Canggu≈ 1 h
Sanur≈ 50 min

A jungle-facing two-bedroom villa earns above the Ubud median, so we model Rp 2.5 million. Across the market, Ubud fills 37.7% of nights at about Rp 2.1 million.

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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 · 2BR villa

What does Rise Real Bali charge when I buy the 2BR villa at SECRET by INSHI?

You pay us nothing. INSHI Dev funds our commission, and the villa keeps its Rp 5.59 bn list price. We check the land title, the permits and the draft contract ourselves, before a deposit changes hands, and cover the cost. The written report lists what's still open. If we find a serious issue, we tell you to hold the deposit.

How much is the 2BR villa, and what comes with it?

Rp 5.59 bn, per the developer's list. You get a 157.86 m² two-bedroom villa in the tiered complex above the Ubud jungle, finished turnkey with an Apple smart home and Predmet furniture. The floor plan, the number of bathrooms and the plot size are still open, and we're collecting them from the developer before you commit.

What lease comes with the villa, and when is it ready?

According to the developer, you'd hold a Hak Sewa lease for 30 years, renewable for 30 more. A notary registers it to you or your company. The developer aims to hand the project over in the first quarter of 2027. Ahead of the deposit, we check the term, the Pink zone and the PBG against the paperwork.

How do I pay for the 2BR villa?

INSHI Dev splits the price four ways. Reservation and signing take 30%, or Rp 1.68 bn. After the foundations you pay 20%, and after the shell another 30%. The closing 20% falls at finishing and villa handover. We only release a payment once we've confirmed the stage behind it on site.

Where do the yield numbers come from?

For a two-bedroom villa we lift the AirROI Ubud rate to Rp 2.5 million a night. Occupancy comes from managed rentals in the same segment, 60% in the base case. We take 40% of revenue off for management, tax and wear. That leaves about 5.8% of the price per year. It's our estimate, not a promise.

Can I buy the villa without traveling to Bali?

Yes. You see the site on Zoom, and we discuss the villa plan and prices on a call. Documents go to a notary who signs on your power of attorney, so there's no need to travel. You pay by construction stage. When construction ends, our team runs the inspection and sends you the defects list before signing.

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