UBUD · ID RR-1357

Tropical Tribe: three-bedroom pool villa, 183.5 m², in north Ubud

Finished, furnished and set up for nightly guests, this two-story EVDEkimi home on Jl. Sri Wedari has three bedrooms, 183.5 m² of living space, a private pool and a 236 m² plot. A 25-year lease covers both the land and the house. The developer's presentation prices it at Rp 6.99 bn.

  • Leasehold 25 years
  • Completed
  • Private pool
  • Developer management
  • 3bedrooms
  • 183.53 m²living area
  • 236 m²plot
  • Leasehold25 years
  • 5 minto central Ubud, per the developer

Property

What you get

Tropical Tribe is a standalone EVDEkimi villa on Jl. Sri Wedari in the northern part of Ubud, about 3.3 km from Ubud Palace in a straight line. The developer describes a five-minute trip to the center and PARQ and an open view over the jungle. Guesthouses, warungs and village temples line the street, with rice fields close by.

The house has two floors, three bedrooms and 183.53 m² (≈ 1,975 sq ft) of living space on a 236 m² plot. Downstairs you'll find the living room, the dining area and a fully equipped kitchen. The courtyard has a pool with loungers and a garden path, and one bedroom gets a canopy bed and a freestanding tub. EVDEkimi fitted the villa out for nightly rental and can take on management and insurance as well.

The agreement on the land and house runs 25 years, so this is a leasehold. The presentation prices the villa at Rp 6.99 bn, starting with a 30% deposit, and the developer has confirmed that it's available as a whole. We also want the seller's company details, a zoning extract, the permit numbers and proof of a rental license before the deposit.

The numbers for this property

Tropical Tribe yield: gross and net

The developer quotes Rp 2.8 million a night at 80% occupancy, Rp 639 million of rental income in year one and 9.1% after its 25% management fee. Another version of the presentation shows 17% a year and a 26.7% IRR with a sale in year seven. Below is our model at Ubud market rates, net of management, tax, wear and upkeep.

Gross 8.9%≈ Rp 620 million a year at 60% occupancy and Rp 2.8 million a night Net 5.3%≈ Rp 372 million a year · payback ≈ 18.8 years
  • Gross rental incomeRp 620 million8.9% of price · rate Rp 2.8 million, occupancy 60%
  • Management companyRp 112 million18% of revenue · market range 15–25%
  • TaxRp 62.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 74.4 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 372 million5.3% of price · payback ≈ 18.8 years
Occupancy scenarios: Tropical Tribe
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 517 millionRp 207 millionRp 310 million4.4%22.5 years
60%baseRp 620 millionRp 248 millionRp 372 million5.3%18.8 years
70%strongRp 724 millionRp 289 millionRp 434 million6.2%16.1 years

Occupancy in Ubud runs below the coast: 37.7% for the whole market on AirROI and 55–70% in our segment, so the base case sits at 60%.

Where the numbers come from

Developer's figures
The developer quotes Rp 2.8 million a night at 80% occupancy, Rp 639 million of rental income in year one and 9.1% after its 25% management fee. Another version of the presentation shows 17% a year and a 26.7% IRR with a sale in year seven. Shown as published. They are not part of our model.
Nightly rate
Rp 2.8 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.

Ownership

Ownership & what you actually get

Your right here is a leasehold: EVDEkimi's agreement runs 25 years over the land and the house. The presentation doesn't cover renewal, so we request the terms and write them into the contract. The villa already stands, and the SLF copy, the PBG number and the rental license all have to reach us before your deposit.

Ownership and permits: Tropical Tribe
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 term25 years on land and houseRenewal isn't described in the presentation. The remaining term counts from the deal date, and the contract records any extension.
ZoningTo confirm against the RDTRAn RDTR extract settles the plot's status before the deposit, whatever the seller says.
Building approval (PBG)To confirmWe need the PBG number and the OSS extract before you pay.
DeveloperEVDEkimi, company to confirmThe same company builds and manages. We check its legal entity, its finished projects and the insurance its presentation refers to.
Certificate of occupancy (SLF)Built, certificate to confirmThe villa can't get a rental license without an SLF, so we ask for a copy ahead of the deposit.
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 itBecause the villa is finished, your money moves against the house and its paperwork, under terms fixed in the contract.
Furniture and handoverFully furnished, with appliancesAn itemized furniture and appliance list 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
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Terms

Tropical Tribe payment schedule

  1. 30%You pay a deposit of 30% of the villa price.
  2. 2 weeksBoth sides draft and sign the agreement in that time.
  3. 70%The remaining balance follows the signing.
  4. ManagementYou can add a management contract with EVDEkimi if you want it.

This is the order in EVDEkimi's presentation: deposit, agreement, balance, management. The deadline for the 70% goes into the contract after we finish our checks.

Location

Location: Jl. Sri Wedari · Ubud

North Ubud feels like a village street, lined with temples, warungs and guesthouses, and rice fields start a few minutes away. The center and the market take a scooter ride.

Tropical Tribe: villas in the greenery, drone photo
Ubud · Gianyar · Jl. Sri Wedari
  • Maniztutu Coffee & Eatery114 m
  • Pura Dalem Bentuyung temple195 m
  • Central Ubud and PARQ≈ 5 min, per the developer
  • Ubud Palace≈ 3.3 km in a straight line
  • Ngurah Rai Airport≈ 75 min

Guests book this side of Ubud for green views, quiet nights and nearby retreats. Restaurants in town and any beach day call for a scooter or a taxi.

Jl. Sri Wedari · Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 40hotels
  • 16restaurants
  • 10sights
  • 3cafés
  • 3gyms
  • 1shop

Closest places

  • Maniztutu Coffee & Eaterycafé · 114 m
  • Vila Jiwahotel · 181 m
  • Warung Se'Harirestaurant · 184 m
  • Pura Dalem Bentuyungsight · 195 m
  • Pura Pengajisight · 208 m
  • Junjungan Ubud Hotel and Spahotel · 210 m
  • Warung D’Carikrestaurant · 232 m
  • Padi Ubud Guesthousehotel · 238 m

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

Straight answers

Questions about Tropical Tribe

What does Rise Real Bali charge when I buy Tropical Tribe?

The buyer pays us nothing. You pay the developer's price, and EVDEkimi covers our commission. Ahead of any deposit, and at our expense, we review the land, the lease agreement, the zone and the permits. Our written report lists every open question, so you decide on the paperwork and not on the presentation.

Can I buy Tropical Tribe remotely?

Yes. A Zoom tour covers the villa, and we review the documents ourselves. A notary signs the land and house agreement and the management contract for you under a power of attorney. Our team runs the handover against the furniture and appliance inventory. The presentation and the floor plans come to you on chat before the call.

What does Tropical Tribe cost, and what do I own?

The developer's presentation lists the villa at Rp 6.99 bn. You get a leasehold, an agreement on the land and house for 25 years, and the materials don't describe renewal. Payment starts with a 30% deposit, the agreement follows two weeks later, then the other 70%. We confirm availability in writing on the day you reserve.

Is Tropical Tribe already built?

Yes. The developer's materials include interior photos, shots of the pool courtyard and drone footage, and the villa comes fully furnished for nightly rental. The presentation doesn't show the SLF or the rental license, though. We request copies before your deposit, because the rental income depends on both of them.

Where do the yield numbers come from?

EVDEkimi shows 9.1% in year one at Rp 2.8 million a night and 80% occupancy. Our starting point is AirROI's Ubud rate, reshaped for a three-bedroom pool villa. Scenarios put managed occupancy at 50, 60 or 70%, and running costs take 40% of revenue. That puts the base-case net at 5.3%, and it's our estimate, not a guarantee.

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