UBUD · ID RR-1609

Serenity Estates: two-bedroom villas, 155–180 m², in Bedulu, Ubud

Two of the five villas at Serenity Estates are for sale, from Rp 5.04 bn. PT Global Bali Home is building them in Bedulu, on the quiet southeastern side of Ubud: two-story homes of 155 and 180 m², each with an 8.6-meter pool. The lease runs 30 + 30 years, the building approval is in hand, and handover is planned for Q2 2027.

Leasehold 30 + 30 years
Under construction
Private pool 8.6 m
Turnkey, furnished

2bedrooms in each villa
3bathrooms
155–180 m²row B villa size
318–320 m²plot per villa
Leasehold30 + 30 years
Q2 2027developer's handover target

Property

What you get

PT Global Bali Home is building Serenity Estates in Bedulu village, Blahbatuh subdistrict, on the southeastern fringe of Ubud. Goa Gajah temple is 2 km away and the Yeh Pulu carvings about 800 meters. The fenced site holds five villas: three single-story homes in row A and two two-story ones in row B, sharing one entry drive.

Row B is what's on the market. Villa B1 has 180 m² (≈ 1,940 sq ft) on a 320 m² plot, and B2 has 155 m² on 318 m². Each gets two bedrooms, three bathrooms, an 8.6-meter pool, a terrace of 89 or 101 m² and a 36 m² balcony. The closed, air-conditioned living room matters in humid Ubud, where guests on longer stays want one cool room. The villas come turnkey, and a separate file lists the furniture and appliances.

The land sits on freehold certificate SHM No. 04137, and a legal due diligence report covers the plot. The lease is 30 years with a 30-year extension. The developer holds the PBG, and a copy is in the project pack. The March 2026 site report shows piles poured and the access road done. B2 costs Rp 5.04 bn and B1 Rp 5.29 bn. Row A shows no prices on the list, so we're confirming what happens to those three villas.

Developer price list

Serenity Estates: 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".

Type	Size	Bedrooms	Price	The numbers
Villa B2	155 m² · plot 318 m²	2	Rp 5.04 bn	with numbers →
Villa B1	180 m² · plot 320 m²	2	Rp 5.29 bn	on request
Row A villas · A1, A2, A3	101–161 m²	2–3	not on the price list	on request

Prices come from the developer's price and availability file, sizes from its unit specification. Both row B villas show as available. Row A has no price or availability listed yet.

Ownership

Ownership & what you actually get

You lease the land from its Hak Milik owners for 30 years, with a further 30 stated by the developer. A notary signs the land lease and the build agreement with you, and we write the renewal terms into the contract. The PBG is already issued. The SLF and the rental license only come once the villas stand finished.

Ownership and permits: Serenity Estates
Form of ownership	LeaseholdForeigners 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 yearsThirty base years, then thirty more. We count what's left from handover rather than from the purchase date, and the renewal terms go into the contract.
Zoning	Tourism/Mixed, per the developer and land reportA due diligence report on SHM No. 04137 exists. We still pull an RDTR Gianyar extract to match the zone.
Building approval (PBG)	Issued, certificate in the packThe developer's materials include a copy. We match its number against the OSS record before the deposit.
Developer	PT Global Bali HomeThe company name appears on the monthly site reports, with an office on Jalan Raya Bedulu. We check its registration and past deliveries.
Certificate of occupancy (SLF)	Not yet, under constructionNo SLF means no rental license, so each payment follows a building stage instead of a calendar date.
Short-term rental license (NIB)	After 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 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: furniture, appliances, AC, king bedsThe developer keeps the fit-out list as a separate file, and it becomes 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

Serenity Estates payment schedule

ReservationA deposit takes one named villa off the market. The developer hasn't set the amount yet.
Construction stagesInstallments track the build, and we're asking for a schedule specific to each villa.
HandoverYou release the final sum against the documents and the signed handover report.

The Serenity Estates pack has no installment percentages. We ask the developer in writing and write the agreed split into the PPJB when our review closes.

Location

Location: Bedulu · Ubud

Southeast Ubud keeps temples, rice fields and a river within reach, and it's calmer than the center. Cafés and shops in central Ubud are a scooter ride away.

Serenity Estates: aerial view of villas and pools in the jungle, 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

People pick Bedulu for the river, the temples and the silence. The catch is distance: restaurants in town and the coast both need a scooter or a driver.

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

What does Rise Real Bali charge when I buy at Serenity Estates?

Nothing on your side: PT Global Bali Home pays our commission, and your price stays the list price. Before any deposit we read the legal report on plot SHM No. 04137, match the PBG to its OSS record, check the developer's company and pin down the terms of the second 30-year lease. We cover that work ourselves and hand you a written summary flagging whatever is unresolved.

Can I buy a Serenity Estates villa without flying to Bali?

Yes. Over Zoom you see the plot, and the developer mails monthly progress reports with photos. We review the paperwork ourselves, and you sign the land lease and build contract before a notary, who acts on the power of attorney you sign. Each installment waits until the reports confirm the stage, and we accept the villa for you at handover.

How much do the Serenity Estates villas cost?

The developer's price list puts villa B2, with 155 m², at Rp 5.04 bn and villa B1, with 180 m², at Rp 5.29 bn. Both have two floors, two bedrooms, three bathrooms and the same 8.6-meter pool. The three row A villas carry no price yet. We recheck which lots are free on the day you reserve.

How far along is construction?

According to the developer's March 2026 report, the access road is finished, the piles are in, and the power panel has moved to its approved spot with materials already stored on site. Crews are shaping the retaining wall between the two rows and digging the trench for the main foundation. The developer targets handover in Q2 2027.

Where do the yield numbers come from?

You'll find our model on the villa B2 page, not here. We begin with what AirROI reports for a night in Ubud, then correct it for this villa's type and size. Occupancy mirrors homes run by a professional manager, and we knock 40% off revenue for running costs. Read the figure as our estimate of earnings, never as money you're owed.

Units in this project