UBUD · ID RR-2070

Ubud Dream Apartment 1: one-bedroom apartment in central Ubud

At Rp 1.15 bn, this one-bedroom is the cheapest way into Ubud in our catalog, a minute's walk from Alchemy and ZEST. It comes turnkey with a smart-home system on 31 years of leasehold, and Loyo & Bondar will manage it. You put down 30% and pay the rest in installments. The developer hasn't disclosed the size yet.

Unit in Ubud Dream

Leasehold 31 years
Sales launch
Smart home

1bedroom, layout to confirm
1bathroom
TBDarea to confirm
Sharedcomplex pool
Leasehold31 years
Q3 2027handover

Property

What you get

Ubud Dream is the network's third build after Pandawa and Melasti, and Apartment 1 is its entry unit. The building sits in the very center of Ubud. Owners can swap stays across the network's properties, and Loyo & Bondar will run the rentals to Marriott-style standards.

It sells from Rp 1.15 bn with a turnkey fit-out and a smart-home system. Neither the floor area nor the layout is published yet. That's why the model below is only a guide, and we suggest waiting for the published spec before you commit money.

Here's the math. Our rate is Rp 708,000 per night. AirROI's Ubud median over the trailing year is close to Rp 2.1 million, but large villas inflate it, and this unit is a one-bedroom whose size we don't know yet. District occupancy is roughly 38%. Professionally managed units in our segment fill more nights, so we run 50, 60 and 70%. Costs eat 40% of revenue. The 60% case nets about Rp 93 million a year, 8.1% of the price.

Developer: Loyo & Bondar, all projects and terms

The numbers for this property

Ubud Dream Apartment 1 yield: gross and net

No yield figure comes from the developer on this apartment. Below, at Rp 708,000 a night for a compact central Ubud apartment, is our model after management, tax and upkeep. We'll rerun it when the size and floor plan come out.

Gross 13.5%≈ Rp 155 million a year at 60% occupancy and Rp 708,000 a night Net 8.1%≈ Rp 93.0 million a year · payback ≈ 12.4 years

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

Gross rental incomeRp 155 million13.5% of price · rate Rp 708,000, occupancy 60%
Management companyRp 27.9 million18% of revenue · market range 15–25%
TaxRp 15.5 million10% of rental income · rate depends on the structure
Wear and upkeepRp 18.6 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 93.0 million8.1% of price · payback ≈ 12.4 years

Occupancy scenarios: Ubud Dream Apartment 1
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 129 million	Rp 51.7 million	Rp 77.5 million	6.7%	14.8 years
60%base	Rp 155 million	Rp 62.0 million	Rp 93.0 million	8.1%	12.4 years
70%strong	Rp 181 million	Rp 72.4 million	Rp 109 million	9.4%	10.6 years

Nights sell slower here than on the coast: AirROI's Ubud-wide figure is 37.7%. Professionally run apartments at this price usually book 55–70% of the year, so we model 60% as the base.

Where the numbers come from

Developer's figures: No yield figure comes from the developer on this apartment.
Nightly rate: Rp 708,000, 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

The apartment comes on a 31-year Hak Sewa, which a notary registers in your name or your company's. That term appears on the project card, and we're still requesting the land lease. You pay 30% at signing under a PPJB. Zoning and the building approval remain on our check list. After handover in Q3 2027, you'll receive the SLF, and with it you can apply for a rental license.

Ownership and permits: Ubud Dream Apartment 1
Form of ownership	Leasehold (Hak Sewa)Foreigners 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	31 years (Hak Sewa)Thirty-one years is what the project card states. We want the land lease in hand to confirm it.
Zoning	To confirmOur team checks the plot's status in the RDTR and in OSS before you pay, instead of taking the seller's summary.
Building approval (PBG)	RequestedThe approval number and an extract are on our due diligence request to the developer, due before the deposit.
Certificate of occupancy (SLF)	At handoverNo SLF means no rental license. So your handover payment waits for the documents, whatever the calendar says.
Short-term rental license (NIB)	After handoverAirbnb, 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 itThere's no escrow account. You're covered by the payment schedule itself, with each installment tied to a checked construction stage and a penalty for late delivery written into the contract.
Furniture and handover	Turnkey, Q3 2027Neither the unit's area nor its specification is public yet. Without them, we won't let you sign.

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 Ubud Dream Apartment 1?

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

Terms

Ubud Dream Apartment 1 payment schedule

30%Rp 345 million goes to the developer when you sign.
InstallmentsNo interest on the balance, spread until the Q3 2027 handover.
−4%Pay the whole price at once and the developer cuts it by 4%.

The developer sets this plan. We match each installment to a construction stage.

Location

Location: Central Ubud

You walk out the door to cafes, yoga classes and Ubud Market. There's no jungle view here, so the rental case rests on the address.

Ubud Dream apartment bedroom with a large picture window — Ubud · Gianyar · 1 min to Alchemy

Alchemy and ZEST1 min
Ubud Market≈ 10 min on foot
Ngurah Rai Airport≈ 1 h 20 min
Canggu≈ 1 h

On AirROI, an average Ubud listing makes Rp 2.1 million a night and fills 37.7% of the year. Small apartments earn less, which puts our base case at Rp 708,000.

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Central Ubud · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

164hotels
135restaurants
35cafés
28spas
19sights
12bars
8shops

Closest places

Zest Ubudrestaurant · 20 m
Don Antonio Blanco Museumsight · 46 m
Blanco par Mandifrestaurant · 51 m
Bridgesrestaurant · 59 m
Old Dutch Suspension Bridgesight · 87 m
Old Suspension Bridgesight · 89 m
De Munut Resorthotel · 95 m
Kopitoko Gelatocafé · 104 m

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

Straight answers

Questions about Ubud Dream Apartment 1

What does Rise Real Bali charge when I buy Ubud Dream Apartment 1?

Nothing. The developer pays our fee, and we cover the pre-deposit checks ourselves. On this apartment we read the land lease that sits behind the 31-year Hak Sewa, check zoning in the RDTR and OSS, and ask the developer for the PBG number with a fresh land extract. The findings reach you in a written report first.

What's included in the price of Ubud Dream Apartment 1?

The developer's list starts at Rp 1.15 bn, and the developer, not you, covers our commission. For that money you get a one-bedroom apartment on a 31-year leasehold, finished turnkey with furniture and a smart-home system. The developer hasn't released the floor area, and we're chasing it. We won't put a contract in front of you without the size and spec.

How do payments work for Ubud Dream Apartment 1?

Pay 30% at signing, which is Rp 345 million. The balance follows as interest-free installments up to the Q3 2027 handover. Settle the full amount at once, and the developer cuts the price by 4%. That's the developer's own plan, and we link every installment to a construction milestone instead of a date.

What yield can Ubud Dream Apartment 1 realistically earn?

Our base case is Rp 708,000 a night at 60% occupancy. Take off the management company, tax and vacancy, and about 8.1% of the price is left each year. The rate is AirROI's Ubud figure adjusted for property type, occupancy mirrors the managed units we track, and running costs absorb 40% of revenue. Treat it as a guide.

Can I buy Ubud Dream Apartment 1 from abroad?

Yes. We give you a Zoom walk-through of the site. Your notary signs the contract under a power of attorney you issue from home. Our team handles acceptance on the ground, and the developer targets Q3 2027 for handover. We inspect the works before each installment and check the finish and furniture against the spec at the end.

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