UBUD · ID RR-1280

Serenity Village: riverside one- and two-bedroom villas, 50–84 m², Bedulu, Ubud

Prices start at Rp 2.58 bn for a one-bedroom villa with its own pool on a riverbank in Bedulu, southeast of central Ubud. PT Global Bali Home plans 25 villas here, plus a shared pool and a restaurant. The design is done and the building approval is in process. The developer targets handover in Q3 2027.

  • Leasehold, term to confirm
  • Pre-sale
  • Private pool
  • Riverside
  • 1–2bedrooms
  • 50–84 m²villa size per plans
  • 116–150 m²plot per villa
  • Leaseholdland lease term (to confirm)
  • Q3 2027developer's handover target

Property

What you get

PT Global Bali Home is planning Serenity Village in Bedulu, Blahbatuh, on Ubud's southeastern edge, on land that runs along a river. The master plan sets 25 villas in one line, terraces facing the water. The middle of the site holds a shared infinity pool, a restaurant, reception and parking. The developer puts Goa Gajah temple three minutes away.

The one-bedroom is single-story: 50.5 m² (≈ 545 sq ft) on a 116 m² plot, with a 24.6 m² living-kitchen, a 13.3 m² bedroom and a bathroom with a tub. The two-bedroom rises to two floors and 84.2 m² on 150 m², adding a study and a second bathroom upstairs. Pools measure 11.6 and 13.3 m². The price covers furniture, appliances, air conditioning and a backup internet line, and BaliSuperHost is the developer's planned manager.

The land is two Hak Milik plots of 1,950 and 2,010 m² owned by local families, which the developer takes on a long lease. Its materials don't state the term. Under the Blahbatuh zoning plan (RDTR) the site is R-4, low-rise housing, and the riverbank strip has its own rules. Only five villas carry a price so far: Rp 2.58 bn for a one-bedroom, Rp 3.52 bn for a two-bedroom. We're confirming the lease term, the PBG number and which villas remain free.

Developer price list

Serenity Village: 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".

TypeSizeBedroomsPriceThe numbers
1BR villa50.5 m² · plot 116 m²1Rp 2.58 bnwith numbers →
2BR villa84.2 m² · plot 150 m²2Rp 3.52 bnwith numbers →

Prices follow the developer's price list and sizes follow the villa floor plans. Villas 1 and 3 (1BR) and 7, 8 and 14 (2BR) show a price, and villa 12 is reserved. We recheck availability when you book.

Ownership

Ownership & what you actually get

The developer leases the land from its Hak Milik owners, and you'd hold a leasehold through that arrangement. Neither the term nor the extension appears in the materials yet, so we get both in writing before you reserve. The PBG is still in process. The SLF and the rental license can only follow once the villas are finished.

Ownership and permits: Serenity Village
Form of ownershipLeaseholdForeigners 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 termTo confirmThe developer's pack names no term and no renewal. We count the remaining years from handover and put the renewal in the contract.
ZoningR-4 low-rise housing, riverbank rules applyThis comes from the developer's own legal review. We check the RDTR extract for nightly-rental use and the river setback line.
Building approval (PBG)In processWe ask for the number and the OSS record before any deposit.
DeveloperPT Global Bali HomeWe check the company documents, the land leases it signed with the owners and the projects it has delivered.
Certificate of occupancy (SLF)Not yet, construction aheadWithout an SLF the villa can't get a rental license, so payments should track stages rather than dates.
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 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 handoverFurnished, appliances, AC, Smart TVThe furniture and appliance specification goes into the contract as an appendix.
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 Village payment schedule

  1. ReservationA deposit holds the villa, and the developer hasn't set the amount.
  2. 35%The first installment falls due when you sign the contracts.
  3. 30% and 25%Two payments during the build, at stages we're still defining with the developer.
  4. 10%The balance goes out when you accept the finished villa.

The 35/30/25/10 split comes from the developer's price list. We tie each payment to a construction milestone in the contract after our checks.

Location

Location: Bedulu · Ubud

This corner of Ubud mixes rice paddies, a river gorge and two of the island's oldest temple sites. It's quieter than the center, and guests reach the cafés there by scooter rather than on foot.

Serenity Village: aerial view of villas along the river, 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

Buyers choose Bedulu for the water, the heritage sites and the slower pace. Getting to town restaurants or a beach takes wheels, so guests plan around a scooter.

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

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

Buyers pay us nothing, since PT Global Bali Home funds our fee and your price matches its list. Ahead of the deposit we review the land, the lease with the landowners, the zone and the permits at our own cost. You get the findings as a written report with the open questions listed, so you reserve on documents rather than on a brochure.

Can I buy a Serenity Village villa remotely?

Yes. We show you the land and later the build on Zoom, and we check the documents ourselves. A notary signs all three contracts, for the land lease, construction and management, on your behalf by power of attorney. At the end, our team accepts the finished villa for you. We send the price list and plans on chat before our first call.

How much are the villas, and how do payments work?

The developer's list reads Rp 2.58 bn for one bedroom and Rp 3.52 bn for two. Payment follows a 35/30/25/10 plan: 35% at signing, two installments during construction and the last 10% at handover. Only five villas show a price right now, so we confirm which ones are free when you reserve.

When does Serenity Village hand over, and what do I own?

The developer plans handover in Q3 2027. The design documents are ready and the PBG application is underway. The land is on a long lease from local owners, and the materials don't give the term. We request the term and the renewal conditions in writing before any booking, because they decide what each year of ownership really costs.

Where do the yield numbers come from?

The developer shows 12.5–14.9%, working from nightly rates of Rp 2.3–3.4 million with 75% occupancy. Our math differs. We take the AirROI rate for Ubud, adjust it for villa type, apply the occupancy that professionally managed rentals reach, then take 40% of revenue off for costs. Each unit page carries the result, which stays an estimate, not a guarantee.

Units in this project

2 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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