UBUD · ID RR-1077

SECRET by INSHI

An apartment here starts at Rp 1.47 bn, a villa at Rp 2.53 bn. INSHI Dev is building the 40 units in tiers down a jungle hillside in Ubud, so every terrace looks into the trees. The developer quotes a 30 + 30-year leasehold and plans handover for Q1 2027.

Property

What you get

The complex steps down a jungle slope in Ubud in tiers. Every terrace clears the roof below it, so the rear rows keep the same green outlook as the front. The price list covers 40 units in six formats, three apartment types and three villa types. Central Ubud is about ten minutes away.

Units come turnkey with an Apple smart-home system and furniture by Predmet. That finish sits above the Ubud average, and the price per meter shows it. Two points stay open on our list. A river runs near the site, so we check the setback and the ground. INSHI Dev is a young company, and we look at the people behind it and what they've completed.

INSHI Dev quotes a 30 + 30-year leasehold (Hak Sewa) in a Pink commercial zone, and we're matching the zone against an RDTR extract. Apartments run Rp 1.47 bn to Rp 3.19 bn, villas Rp 2.53 bn to Rp 5.59 bn. You pay in four parts: 30% up front, then 20% at foundations, 30% at the structure and the last 20% at finishing.

Developer price list

SECRET by INSHI: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
1BR apartment F2 (compact)41.5 m²1Rp 1.47 bnwith numbers →
1BR apartment F1 (large)82-100 m²1Rp 3.19 bnwith numbers →
2BR villa, type 3157.86 m²2Rp 5.59 bnwith numbers →

Sizes and prices here track INSHI Dev's price list. We recheck the list and what's still free at reservation. Three of the six types appear in the table, and the full list with floor plans comes to you by message.

Ownership

Ownership & what you actually get

INSHI Dev sells a Hak Sewa leasehold of 30 years plus a second 30, recorded by a notary for you or for your company. We want the renewal conditions and their price in writing before the deposit. The contract comes with the first payment. The certificate of occupancy (SLF) arrives at handover in Q1 2027, and the rental license follows it.

Ownership and permits: SECRET by INSHI
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 (Hak Sewa)We ask INSHI Dev what the second term costs and on what conditions it runs, before you put money down.
ZoningPink (commercial)The developer names the zone. We match it with the Gianyar RDTR through the OSS system.
Building approval (PBG)RequestedWith construction underway, the approval should exist already. Its number is on our list ahead of the deposit.
Certificate of occupancy (SLF)At handoverNo rental license comes before the SLF, so the handover payment waits for 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 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 furniture, Q1 2027The furniture specification sits in an appendix to your 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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Terms

SECRET by INSHI payment schedule

  1. Reservation, 30%You reserve and sign the contract.
  2. Foundations, 20%Due once the foundations are complete.
  3. Structure, 30%Due when the frame and roof stand.
  4. Finishing, 20%Paid at finishing and handover.

This is the developer's 30/20/30/20 plan. We release each payment against a construction stage we've confirmed, not a calendar date.

Location

Location: Ubud

Ubud draws its own crowd: retreat guests, yoga students and wellness travelers who stay a week or longer. A jungle view supports the nightly rate, while occupancy runs below the coast, and the unit models allow for that.

Ubud jungle seen from the air
Ubud · Gianyar
  • Central Ubud≈ 10 min
  • Ngurah Rai Airport≈ 1 h 20 min
  • Canggu≈ 1 h
  • Sanur≈ 50 min

AirROI's trailing year puts Ubud at 37.7% occupancy and about Rp 2.1 million per booked night. Jungle-facing properties beat that average.

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

What does Rise Real Bali charge when I buy at SECRET by INSHI?

Zero on your side. INSHI Dev pays our commission, not you, and the checks before your deposit are on our budget. At SECRET that means asking for the terms and price of the second 30-year lease period, matching the Pink zone against the Gianyar RDTR in OSS, and getting the PBG number before any money moves.

What can I buy at SECRET by INSHI, and at what price?

The compact 41.5 m² one-bedroom apartment costs Rp 1.47 bn. The large one-bedroom apartment lists at Rp 3.19 bn, and the 157.86 m² two-bedroom villa tops the list at Rp 5.59 bn. In between sit a duplex penthouse and two one-bedroom villas. Every figure is from INSHI Dev's price list, and INSHI Dev pays our fee.

How do payments work at SECRET by INSHI?

The developer splits the price into four payments: 30% at reservation and signing, 20% when the foundations are complete, then 30% for the structure. The final 20% falls due at finishing and handover, which the developer plans for Q1 2027. We link each payment to a construction stage we've confirmed, never to a date.

Can I buy at SECRET by INSHI without flying to Bali?

Yes. We walk you through the Ubud site on Zoom, so the trip is optional. Signing happens at a notary's office, with your power of attorney standing in for you, and we handle the inspection at handover. The 40-unit project is under construction for a Q1 2027 handover. On site we compare the build's progress with the 30/20/30/20 payment plan.

Where do the yield numbers come from?

Yield sits on the unit pages, not here. Open the compact 1BR, the large 1BR or the 2BR villa to see ours. Each model takes the Ubud nightly rate from AirROI, scales it to that unit type, runs occupancy for managed rentals and takes off 40% of revenue to cover running costs. Read it as an estimate rather than an income promise.

Units in this project

3 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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