UBUD · ID RR-5792

Serenity Villas: villa A3, two bedrooms, 122 m², in Bedulu

Villa A3 covers 122 m² (≈ 1,310 sq ft) on one level, with two bedrooms, a private pool and a 258 m² plot. The land is residential, the lease runs 29 + 30 years, and you can pay over 12 months. The price is Rp 6.53 bn.

Unit in Serenity Villas

  • Leasehold 29 + 30 years
  • 12-month installments
  • Private pool
  • 2bedrooms
  • 2bathrooms
  • 122 m²house size
  • 258 m²plot
  • Leasehold29 + 30 years

Property

What you get

Villa A3 sits on one level. The kitchen and living room share a single space, and a dining table stands by the sliding door to the terrace. Both bedrooms open to the pool and the garden.

The 258 m² plot leaves room for a terrace and greenery. A river and a waterfall run beside the complex, which tells a guest why they'd drive out to Bedulu.

For the model we use about Rp 2.5 million a night, the level of two-bedroom villas in Ubud. Occupancy: 79% base, 69% cautious, 89% strong. Sixteen percent of revenue covers operating costs, and the base case nets roughly Rp 600 million a year, 9.2% of the price.

The numbers for this property

Serenity Villas · 2BR villa yield: gross and net

The developer's official materials quote a yield of 13.2% a year. That is their own calculation, and our model doesn't use it. Below is our model: a nightly rate near Rp 2.5 million, with operating costs deducted from revenue.

Gross 10.9%≈ Rp 715 million a year at 79% occupancy and Rp 2.5 million a night Net 9.2%≈ Rp 600 million a year · payback ≈ 10.9 years
  • Gross rental incomeRp 715 million10.9% of price · rate Rp 2.5 million, occupancy 79%
  • Operating costsRp 114 million16% of revenue
  • Net to youRp 600 million9.2% of price · payback ≈ 10.9 years
Occupancy scenarios: Serenity Villas · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
69%cautiousRp 624 millionRp 99.9 millionRp 524 million8.0%12.5 years
79%baseRp 715 millionRp 114 millionRp 600 million9.2%10.9 years
89%strongRp 805 millionRp 129 millionRp 676 million10.4%9.7 years

Base occupancy is 79% under professional management, with 69% for caution and 89% for a strong year.

Where the numbers come from

Developer's figures
The developer's official materials quote a yield of 13.2% a year. That is their own calculation, and our model doesn't use it. Shown as published. They are not part of our model.
Nightly rate
Rp 2.5 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: 69% cautious, 79% base and 89% 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.

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Ownership

Ownership & what you actually get

Villa A3 is offered on 29 years of leasehold plus a guaranteed 30-year extension. We start counting at handover and write the extension into your lease. A PPJB follows our checks, then the lease deed at a notary. The SLF and short-stay zoning are the open items.

Ownership and permits: Serenity Villas · 2BR villa
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 term29 + 30 yearsThe lease runs 29 years plus a guaranteed 30-year extension. Remaining years count from handover, and the contract fixes the extension terms.
ZoningResidential zone, per the developerShort-term rental needs a separate zoning check. An RDTR extract confirms it before your deposit.
Building approval (PBG)Per the developerWe compare the number and the extract with the official record before any deposit.
DeveloperPT Global BALI HOMEWe check the legal entity and the villas it has delivered.
Certificate of occupancy (SLF)To confirmThe rental license needs the SLF, so we tie payments to stages and not to calendar dates.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverContents to confirmThe furniture and appliance specification becomes an appendix to the 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 Villas · 2BR villa payment schedule

  1. ReservationA reservation deposit holds the villa; we're confirming the amount.
  2. Down payment75% of the price; the developer will discuss the amount.
  3. InstallmentsThe balance runs over 12 months, paid every one to three months on a schedule you negotiate.

The developer offers the installments directly. After due diligence we put the schedule in the PPJB.

Location

Location: Bedulu · Ubud

East of central Ubud, Bedulu trades the center's crowds for rice fields, temples and a river. You drive to the galleries and cafés.

Serenity Villas 2BR: row A villa, 8 m pool and a wooden terrace
Ubud · Gianyar · Bedulu
  • Ubud Palace (straight line)≈ 4.3 km
  • Goa Gajah (straight line)≈ 1.0 km
  • Ngurah Rai Airport (straight line)≈ 28 km
  • Seminyak center (straight line)≈ 23 km

Guests come for stillness and the cultural circuit. The airport leg is long.

Bedulu · Ubud · Google map

Area guide and all properties

Straight answers

Questions about Serenity Villas · 2BR villa

What do you charge for Serenity Villas villa A3?

Our service costs you nothing. The price list is the developer's, and PT Global BALI HOME pays the commission. For villa A3 we vet the 29 + 30 year lease and extension, match the residential zone to the zoning record, research the company and request the permit number.

Can I buy villa A3 without flying to Bali?

Yes. Watch it over video, then a notary signs under your power of attorney while we receive the villa on site. You put down 75%, then pay installments over 12 months. We check each step in person, and the closing payment goes out only against the full documents.

Where do the villa A3 yield numbers come from?

We take about Rp 2.5 million a night from comparable two-bedroom Ubud villas. At 79% occupancy and 16% operating costs, roughly Rp 600 million a year remains, which is 9.2% of the price. Treat this as our estimate and not a guaranteed return.

What is the 13.2% yield in the developer's materials?

It's the developer's own figure, and we don't use it in our model. Our estimate takes the nightly rate and occupancy above, then deducts operating costs. You can compare the two numbers, but only ours is built from comparable Ubud villas.

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