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.

Price

Rp 3.52 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

DeveloperPT Global Bali Home
StagePre-sale
HandoverQ3 2027
Size84.2 m²
Rooms2 bedrooms and a study

Gusti AyuBroker · Rise Real Bali · On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Serenity Village · 2BR villa?

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Over WhatsApp we'll pass along the two-bedroom plans and paperwork, run a model for the occupancy you expect and record a broker call for you.

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 11.9%≈ Rp 419 million a year at 59% occupancy and Rp 1.9 million a night Net 10.0%≈ Rp 352 million a year · payback ≈ 10.0 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 419 million11.9% of price · rate Rp 1.9 million, occupancy 59%
Operating costsRp 67.1 million16% of revenue
Net to youRp 352 million10.0% of price · payback ≈ 10.0 years

Occupancy scenarios: Serenity Village · 2BR villa
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
49%cautious	Rp 348 million	Rp 55.7 million	Rp 293 million	8.3%	12.0 years
59%base	Rp 419 million	Rp 67.1 million	Rp 352 million	10.0%	10.0 years
69%strong	Rp 490 million	Rp 78.5 million	Rp 412 million	11.7%	8.6 years

The base case is 59% occupancy under professional management, with 49% as the cautious case and 69% as the strong one.

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: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 49% cautious, 59% base and 69% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Re-Imagined Villa 2BR: 8.4% net at 60% occupancy; Re-Imagined Villa 4BR: 8.1% net at 55% occupancy; Re-Imagined Mini Villa: 9.8% net at 55% occupancy.
Reports and data: 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.

Get the numbers on WhatsApp

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

Hi, I'm Gusti. Want the full price list and payment plan for Serenity Village · 2BR villa?

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

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, the rate of comparable managed Ubud properties, reworked for two bedrooms plus a study. Occupancy scenarios are 49, 59 and 69%, based on managed rentals in the area, and operating costs absorb 16% of revenue. At 59% occupancy the net comes to 10.0%, 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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