UBUD · ID RR-2917

Serenity Village one-bedroom villa, 50.5 m², Bedulu, Ubud

The lowest-priced way into this riverside project is a single-story house of 50.5 m² on a 116 m² plot, listed at Rp 2.58 bn. Inside, a 24.6 m² kitchen-lounge leads to a 13.3 m² bedroom and bathroom. Outside there's an 11.6 m² private pool and a terrace facing the water.

Unit in Serenity Village · units listed: 2

Leasehold, term to confirm
Pre-sale
Private pool 11.6 m²
Riverside

1bedroom
50.5 m²floor area per plans
116 m²villa plot
Leaseholdland lease term (to confirm)
Q3 2027planned handover

Property

What you get

Serenity Village lines up 25 villas along a river in Bedulu, Blahbatuh, and this one-bedroom is the compact option. Every terrace faces the water. A shared infinity pool, the restaurant, a reception desk and parking fill the middle of the site.

Everything sits on one floor, and the bathroom has its own tub. The terrace and an 11.6 m² pool face the river. The developer delivers it furnished, with AC, appliances and a second internet connection as backup. It suits one guest or a couple on a long stay, and in Ubud those stays often run for weeks.

Local owners hold the land as Hak Milik, and the developer takes it on a long lease. The term isn't in the materials, so we've asked for it in writing. This layout lists at Rp 2.58 bn. We're still confirming the payment stages under the 35/30/25/10 plan, the PBG number and which one-bedroom villas are free.

The numbers for this property

Serenity Village · 1BR villa yield: gross and net

The developer quotes 12.5% for this one-bedroom and 14.9% for the two-bedroom, assuming a 75% occupancy rate and Rp 2.3–3.4 million per night. We print those numbers as given and don't use them. Below is our model, built on a nightly rate of Rp 1.5 million for a compact Ubud villa, minus the manager's cut, tax and the upkeep reserve.

Gross 12.8%≈ Rp 329 million a year at 60% occupancy and Rp 1.5 million a night Net 7.6%≈ Rp 198 million a year · payback ≈ 13.1 years

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

Gross rental incomeRp 329 million12.8% of price · rate Rp 1.5 million, occupancy 60%
Management companyRp 59.3 million18% of revenue · market range 15–25%
TaxRp 32.9 million10% of rental income · rate depends on the structure
Wear and upkeepRp 39.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 198 million7.6% of price · payback ≈ 13.1 years

Occupancy scenarios: Serenity Village · 1BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 275 million	Rp 110 million	Rp 165 million	6.4%	15.7 years
60%base	Rp 329 million	Rp 132 million	Rp 198 million	7.6%	13.1 years
70%strong	Rp 384 million	Rp 154 million	Rp 231 million	8.9%	11.2 years

Where the numbers come from

Developer's figures: The developer quotes 12.5% for this one-bedroom and 14.9% for the two-bedroom, assuming a 75% occupancy rate and Rp 2.3–3.4 million per night. We print those numbers as given and don't use them. Shown as published. They are not part of our model.
Nightly rate: Rp 1.5 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

You'd hold this villa as a leasehold under the developer's lease with the Hak Milik owners. The length and renewal terms haven't reached us, and we won't let you reserve until they're on paper. PBG approval is underway. Both the SLF and a rental license need a finished house, so they arrive after construction.

Ownership and permits: Serenity Village · 1BR villa
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	To confirmNo term or extension appears in the developer's files. The contract should state both, counted from handover.
Zoning	R-4 housing with a riverbank stripThe developer's legal review gives this zone. An RDTR extract tells us whether nightly rental fits and where the setback runs.
Building approval (PBG)	Application underwayThe approval number and its OSS extract come to us ahead of your deposit.
Developer	PT Global Bali HomeWe look at the company file, its land lease with the owners and the homes it has already handed over.
Certificate of occupancy (SLF)	After the buildAn SLF comes before any rental license, and that's why installments follow building stages.
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 itInstead of escrow, the contract protects you: each payment follows a verified construction stage, and late delivery carries a penalty.
Furniture and handover	Furnished with appliances and ACA Smart TV is on the list too. The full inventory 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Serenity Village · 1BR villa?

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

Terms

Serenity Village · 1BR villa payment schedule

ReservationYou place a deposit on one villa, in an amount the developer still has to name.
35%This share goes out as you sign the lease and build contracts.
30% and 25%Construction payments follow, with the exact milestones still under discussion.
10%The last tenth waits until you accept the keys and the handover report.

The split is from the developer's price list. Our job is to pin each payment to a visible stage of the build in the contract.

Location

Location: Bedulu · Ubud

The villa's village lies just off the Goa Gajah road, with rice fields and river walks instead of shopping streets. Central Ubud is roughly ten minutes away by the developer's count.

One-bedroom villa at Serenity Village: glazed front and plunge pool, render — Ubud · Gianyar · Banjar Wanayu, Bedulu

Goa Gajah temple≈ 3 min, per the developer
Yeh Pulu carvings≈ 230 m
Monkey Forest, central Ubud≈ 10 min, per the developer
Sanur Beach≈ 45 min, per the developer
Ngurah Rai Airport≈ 70 min, per the developer

Solo travelers and couples on month-long retreats book this kind of quiet. What they give up is walking distance to town, so a scooter comes with the stay.

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

Closest places

Yeh Pulusight · 227 m
Yayasan Widya Gunaschool · 363 m
Piduh Charity Caferestaurant · 386 m
Warung Ayu-badulurestaurant · 499 m
Lebah Sari Househotel · 515 m
Bakmie Dua-Duarestaurant · 526 m
Bali Culture Guesthousehotel · 578 m
ACK fried chickencafé · 636 m

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

Straight answers

Questions about Serenity Village · 1BR villa

What does Rise Real Bali charge when I buy the one-bedroom villa?

Zero. The list price is all you pay, while the developer settles our commission. On this villa we request the land lease, including its length and extension terms, check the RDTR Blahbatuh zone and the river setback, and verify the developer's company and PBG number. We do it before your deposit, at our cost, and send a written report.

Can I buy the one-bedroom villa without traveling?

Yes, the whole purchase works from abroad. You see the site and each construction phase on Zoom, while we review the documents. A notary signs the lease, the construction contract and the management deal for you under a power of attorney. When the villa is finished, our team inspects it and signs the handover report on your behalf.

Where do the yield numbers come from?

The nightly rate is Rp 1.5 million, taken from AirROI for Ubud and adjusted for a one-bedroom of this size. We run occupancy at 50, 60 and 70%, the range for professionally managed villas, and costs claim 40% of revenue. That leaves a base-case net of 7.6%, our estimate rather than a promise.

What does the one-bedroom price include?

Your money buys the 116 m² plot lease, the 50.5 m² house and the 11.6 m² pool, delivered with furniture, AC, kitchen appliances and a spare internet line. Complex rules govern access to the shared infinity pool, restaurant, reception and parking. The furniture and appliance list goes into the contract as an appendix.

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