UBUD · ID RR-2966

Serenity Estates villa B2: two bedrooms, 155 m², in Bedulu, Ubud

Villa B2 costs Rp 5.04 bn for 155 m² over two floors on a 318 m² plot, and it has the bigger terrace of the row B pair at 101 m². Two bedrooms, three baths and an 8.6-meter pool come with it. The leasehold runs 30 + 30 years, the PBG is issued, and handover is set for Q2 2027.

Unit in Serenity Estates

  • Leasehold 30 + 30 years
  • Under construction
  • Private pool 8.6 m
  • Terrace 101 m²
  • 2bedrooms
  • 3bathrooms
  • 155 m²living area
  • 318 m²villa plot
  • Leasehold30 + 30 years
  • Q2 2027planned handover

Property

What you get

B2 is one of just two two-story villas in row B at Serenity Estates, Bedulu. The house covers 155 m² (≈ 1,670 sq ft) on a 318 m² plot and has its own 8.6-meter pool. Next door, B1 is larger inside, yet B2 wins outdoors with a 101 m² terrace against 89.

You get two king-size bedrooms, three bathrooms, an air-conditioned living room and a kitchen built around an island. Upstairs there's a 36 m² balcony. Outside sit the pool, a lounge area, two garden patches of 48 and 76 m² and a stone garden. A couple or a small family on a two-week yoga or wellness stay would use every one of those outdoor square meters.

Freehold certificate SHM No. 04137 covers the land, and your lease runs 30 years plus a 30-year extension. The PBG certificate is issued and sits in the developer's pack. At Rp 5.04 bn, B2 costs Rp 248 million less than B1 with its 180 m². The pack doesn't list installment percentages yet, and we've asked the developer for them in writing.

The numbers for this property

Serenity Estates · Villa B2 yield: gross and net

The developer quotes a 12.9% yield for B2, at Rp 3.9–5.0 million a night and 67–83% occupancy. We show that figure as published but don't build on it. Below is our model: Rp 3.0 million a night in Ubud, after which we subtract management, tax, and wear and upkeep.

Gross 13.1%≈ Rp 659 million a year at 60% occupancy and Rp 3.0 million a night Net 7.8%≈ Rp 395 million a year · payback ≈ 12.8 years
  • Gross rental incomeRp 659 million13.1% of price · rate Rp 3.0 million, occupancy 60%
  • Management companyRp 119 million18% of revenue · market range 15–25%
  • TaxRp 65.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 79.1 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 395 million7.8% of price · payback ≈ 12.8 years
Occupancy scenarios: Serenity Estates · Villa B2
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 549 millionRp 220 millionRp 329 million6.5%15.3 years
60%baseRp 659 millionRp 264 millionRp 395 million7.8%12.8 years
70%strongRp 769 millionRp 308 millionRp 461 million9.1%10.9 years

Where the numbers come from

Developer's figures
The developer quotes a 12.9% yield for B2, at Rp 3.9–5.0 million a night and 67–83% occupancy. We show that figure as published but don't build on it. Shown as published. They are not part of our model.
Nightly rate
Rp 3.0 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

B2 comes on a 30-year land lease from the Hak Milik owners, and the developer states a second 30-year term. You sign at a notary, and the extension wording goes into your contract before any money moves. The building approval exists today. Occupancy certificate and rental license only arrive after completion, which is the normal order in Indonesia.

Ownership and permits: Serenity Estates · Villa B2
Form of ownershipLeasehold from Hak Milik landownersForeigners 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 yearsThe years left at handover are what count. Your contract spells out how the second 30-year term kicks in.
ZoningTourism/Mixed, per developer dataThe land report on SHM No. 04137 names this zone. An RDTR Gianyar extract gives us the official answer.
Building approval (PBG)IssuedOur file holds the developer's copy of the certificate. We confirm the number in OSS ahead of your deposit.
DeveloperPT Global Bali HomeMonthly construction reports carry this company name. We verify its registration and the projects it has finished.
Certificate of occupancy (SLF)After completionThe regency won't license rentals without an SLF, which is why we link payments to building milestones.
Short-term rental license (NIB)Follows the SLFAirbnb, 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, fully furnishedFurniture, appliances, air conditioning and king beds all appear in the developer's list, which we attach 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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Terms

Serenity Estates · Villa B2 payment schedule

  1. ReservationYour deposit secures B2 itself, though the developer hasn't named the amount.
  2. Construction stagesEach tranche waits for a finished stage, per a schedule we've requested for this villa.
  3. HandoverThe closing payment goes out once you hold the documents and the acceptance report.

We've asked the developer to put B2's installment split on paper. It goes into the PPJB after due diligence.

Location

Location: Bedulu · Ubud

Bedulu sits among rice terraces and old temple sites southeast of town, far from the traffic on Monkey Forest Road. Daily errands in central Ubud mean a short scooter trip.

Villa B2 at Serenity Estates: glazed two-story facade, render
Ubud · Gianyar · Jalan Raya Bedulu, Blahbatuh
  • Goa Gajah temple≈ 2 km
  • Yeh Pulu carvings≈ 800 m
  • Central Ubud≈ 7 km
  • Sanur Beach≈ 8.8 km in a straight line
  • Ngurah Rai Airport≈ 70 min

Retreat guests and long-stay renters come to Bedulu for the calm and the river valley. The trade-off: dinner in town and a day at the beach both involve a drive.

Bedulu · Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5restaurants
  • 4hotels
  • 4sights
  • 2cafés
  • 1school
  • 1shop

Closest places

  • Yeh Pulucafé · 291 m
  • Warung Ayu-badulurestaurant · 427 m
  • Bakmie Dua-Duarestaurant · 433 m
  • ACK fried chickencafé · 474 m
  • Yayasan Widya Gunaschool · 494 m
  • Piduh Charity Caferestaurant · 528 m
  • Lebah Sari Househotel · 570 m
  • Pura Samuan Tigasight · 576 m

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

Straight answers

Questions about Serenity Estates · Villa B2

What does Rise Real Bali charge when I buy villa B2?

You pay us nothing. PT Global Bali Home's price list is what you pay, with our commission on its side. For B2 we go through the legal report on SHM No. 04137, confirm the PBG number in OSS, check PT Global Bali Home and get the second lease term in writing. All of this comes before your deposit, costs you nothing and ends with a written report.

Can I buy villa B2 remotely?

You can. We show you the plot and progress on Zoom, and monthly developer reports with photos keep you updated between calls. Your signature goes on the contracts via a notary and a power of attorney. Payments follow the stages we've confirmed, and our team inspects B2 and signs the acceptance report for you at handover.

How is B2 different from villa B1?

B2's house is smaller, 155 m² against 180, and it costs Rp 248 million less. Its terrace is larger, though: 101 m² versus 89, with the garden split into 48 and 76 m² sections. The plots are almost equal at 318 and 320 m². Bedrooms, bathrooms and the 8.6-meter pool match.

What does the B2 price include?

B2 comes turnkey with furniture, appliances, air conditioning, king-size beds and the island kitchen. Outdoors you get the 8.6-meter pool, the 101 m² terrace, a 36 m² balcony upstairs, the garden and a stone garden. The developer keeps a separate itemized fit-out file, and we attach it to your contract.

Where do the yield numbers come from?

We start with Rp 3.0 million a night, which is AirROI's Ubud figure scaled to a 155 m² two-bedroom with its own pool. Occupancy runs at 50, 60 and 70%, typical for professionally managed homes here. Costs take 40% of revenue. At 60% that's a net 7.8%, which is our estimate and not a guaranteed return.

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