UBUD · ID RR-2924

Serenity Village two-bedroom villa with a study, 84.2 m², Bedulu, Ubud

A study upstairs sets this two-story, 84.2 m² villa apart from the rest of the riverside complex. Downstairs you get the living room, kitchen and first bedroom. The second bedroom and bathroom share the upper floor with the study, and a 13.3 m² pool sits on the 150 m² plot. The developer asks Rp 3.52 bn.

Unit in Serenity Village · units listed: 2

Leasehold, term to confirm
Pre-sale
Pool 13.3 m²
Home office

2bedrooms
84.2 m²floor area per plans
150 m²villa plot
Leaseholdland lease term (to confirm)
Q3 2027planned handover

Property

What you get

Serenity Village in Bedulu puts 25 villas in a single row beside the river, every terrace turned toward the water. The two-bedroom is the bigger of its two layouts. Guests share an infinity pool, the restaurant, a reception desk and parking in the middle of the site.

Across two floors you get 84.2 m² (≈ 905 sq ft). The ground floor holds the living room, kitchen and first bedroom, while the upper floor has the second bedroom, a study and another bathroom. The 13.3 m² pool and terrace face the river. That study matters for rentals. Ubud draws a lot of remote workers on long stays, and they look for a real desk.

The developer leases the land from Hak Milik owners. The term isn't in its materials yet, and we've requested it in writing. The two-bedroom lists at Rp 3.52 bn, which is Rp 938 million above the one-bedroom. We're confirming the PBG number, how the 35/30/25/10 plan maps to construction stages and which two-bedroom villas are still free.

The numbers for this property

Serenity Village · 2BR villa yield: gross and net

The developer quotes 14.9% for the two-bedroom and 12.5% for the one-bedroom, on Rp 2.3–3.4 million a night at 75% occupancy. Those claims appear here unchanged, outside our calculation. Below is our model: Rp 1.9 million a night for Ubud, minus management, tax, wear and upkeep.

Gross 12.1%≈ Rp 426 million a year at 60% occupancy and Rp 1.9 million a night Net 7.3%≈ Rp 256 million a year · payback ≈ 13.8 years

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

Gross rental incomeRp 426 million12.1% of price · rate Rp 1.9 million, occupancy 60%
Management companyRp 76.8 million18% of revenue · market range 15–25%
TaxRp 42.6 million10% of rental income · rate depends on the structure
Wear and upkeepRp 51.2 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 256 million7.3% of price · payback ≈ 13.8 years

Occupancy scenarios: Serenity Village · 2BR villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 355 million	Rp 142 million	Rp 213 million	6.1%	16.5 years
60%base	Rp 426 million	Rp 171 million	Rp 256 million	7.3%	13.8 years
70%strong	Rp 497 million	Rp 199 million	Rp 298 million	8.5%	11.8 years

Where the numbers come from

Developer's figures: The developer quotes 14.9% for the two-bedroom and 12.5% for the one-bedroom, on Rp 2.3–3.4 million a night at 75% occupancy. Those claims appear here unchanged, outside our calculation. Shown as published. They are not part of our model.
Nightly rate: Rp 1.9 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

Ownership is a leasehold that runs through the developer's agreement with the landowners, who hold the plots as Hak Milik. We don't yet have the lease length or its renewal terms, and both must be in writing before you commit. The PBG application is underway, while the SLF and a rental license wait for the finished building.

Ownership and permits: Serenity Village · 2BR 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 confirmThe materials leave the term and renewal blank. We calculate the years from handover and have the contract state the extension.
Zoning	R-4 low-rise, riverbank conditionsTaken from the developer's legal due diligence. The RDTR extract will show if nightly rental is allowed and how far the river setback reaches.
Building approval (PBG)	In processBefore any deposit we need the PBG number and the matching OSS record.
Developer	PT Global Bali HomeOur checks cover the company's papers, its leases with the landowners and its completed buildings.
Certificate of occupancy (SLF)	Once the villa is builtThe rental license depends on the SLF, so each installment follows a finished stage of the build.
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 itNo escrow here. The safeguard is in the contract: installments go out only against checked building stages, plus a penalty if handover runs late.
Furniture and handover	Fully furnished, AC, Smart TVThe developer's furniture and appliance list goes into your contract as an attached schedule.

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

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Terms

Serenity Village · 2BR villa payment schedule

ReservationThe deposit reserves your chosen two-bedroom, with the amount still open.
35%Paid at the signing of the land lease and construction contracts.
30% and 25%Two mid-build installments, tied to stages the contract will define.
10%Released after you sign off on the completed villa.

You'll find this plan on the developer's price list. Once due diligence ends, we write each installment against a specific building milestone.

Location

Location: Bedulu · Ubud

Bedulu is village Ubud: temple ruins, a river valley and paddies a short ride from the center. Families like the calm. Nobody walks to dinner in town from here, though.

Two-bedroom villa at Serenity Village: double-height living room from the upper floor, 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

A two-bedroom here draws families and two couples traveling together for yoga and wellness weeks. The downside stays the same across Bedulu: town and the coast mean a drive each time.

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 · 2BR villa

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

Nothing at all. The developer funds our commission, so the list price is your full cost. Ahead of your deposit we get the lease papers showing its length and renewal clause, test the RDTR Blahbatuh zone and the riverbank setback, and confirm PT Global Bali Home's company file and the PBG number. The review is free for you and ends in a written report.

Can I buy the two-bedroom without coming to Bali?

Yes. We run the viewing and later site visits over Zoom and handle the document review ourselves. A notary signs the lease, the building contract and the management agreement using your power of attorney. At completion, we inspect every room and sign the handover report for you.

Where do the yield numbers come from?

Our nightly rate is Rp 1.9 million, AirROI's Ubud number reworked for two bedrooms plus a study. Occupancy scenarios are 50, 60 and 70%, based on managed rentals in the area, and costs absorb 40% of revenue. At 60% occupancy the net comes to 7.3%, which is an estimate, not a guaranteed income.

How does the two-bedroom compare with the one-bedroom?

The two-bedroom has two floors and 84.2 m² against 50.5 m², a 150 m² plot against 116 m² and a 13.3 m² pool against 11.6 m². Upstairs it adds a bedroom, a study and a bathroom. You pay Rp 938 million more. For rentals it reaches a different guest: families or two couples instead of a pair.

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