UBUD · ID RR-1070

Ubud Dream

The third project from the Pandawa and Melasti network sits in central Ubud, a minute from Alchemy and ZEST, and sales have just opened. Prices open at Rp 1.15 bn for a 31-year leasehold, with 30% on signing and the rest interest-free until Q3 2027. Owners get an exchange program across the network's properties.

Property

What you get

Ubud Dream stands in the middle of Ubud, one minute from Alchemy and ZEST. These apartments have no jungle view, so the location does the selling: cafes, the market and yoga studios are all a short walk away. Long-stay guests in Ubud choose a bed by what they can walk to, and that keeps a small unit here booked.

It's the third project from the group behind Pandawa and Melasti. Owners join an exchange program across the network, and the developer says management will follow Marriott standards. Units come turnkey. The developer hasn't published sizes or floor plans for each unit yet, so the model on the unit page assumes a studio of about 28 m² and says so.

Entry is Rp 1.15 bn, the lowest ticket in our catalog, on a 31-year leasehold. You pay 30% when you sign, and the rest runs interest-free until handover in Q3 2027. Paying in full earns a 4% discount. We're still confirming what role Loyo & Bondar play in the project, and we want that answer before any deposit.

Developer: Loyo & Bondar, all projects and terms

Developer price list

Ubud Dream: 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".

Type	Size	Bedrooms	Price	The numbers
Apartment 1	—	—	Rp 1.15 bn	with numbers →
Apartment 2	—	—	on request	on request

Every size and price here comes from the developer's list. When you reserve, we check the latest prices and what's still for sale.

Ownership

Ownership & what you actually get

Buyers at Ubud Dream get a 31-year leasehold (Hak Sewa), registered by a notary either to you personally or to your company. That term is on the project card, and we've asked for the land lease. Zoning and the building approval are still on our check list. You sign with 30% down, and the SLF and rental license come only after Q3 2027.

Ownership and permits: Ubud Dream
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)The project card gives 31 years. We've requested the land lease to see the term in the original document.
Zoning	To confirmWe look up the plot in the RDTR and the OSS system ourselves before any deposit, rather than relying on the seller's word.
Building approval (PBG)	RequestedDuring due diligence we ask the developer for the approval number and a copy. That happens before you pay anything.
Certificate of occupancy (SLF)	At handoverA rental license needs the SLF first. That's why we tie the handover payment to the document pack rather than to a date.
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 itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Turnkey, Q3 2027The developer hasn't released unit sizes or the fit-out spec. We don't sign a contract until both are on paper.

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?

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Terms

Ubud Dream payment schedule

30%Your first payment at signing, Rp 345 million on the entry unit.
InstallmentsThe balance runs interest-free until handover in Q3 2027.
−4%The developer takes 4% off if you pay the full price upfront.

This is the developer's plan. We link each installment to a finished construction stage.

Location

Location: Central Ubud

Cafes, yoga studios and the market are all walkable. For an apartment that has no view, a central address matters more than a panorama over the jungle.

Ubud Dream apartment bedroom with a floor-to-ceiling 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

AirROI puts the average Ubud listing at about Rp 2.1 million a night and 37.7% occupancy. Compact apartments earn less, so our base case uses Rp 708,000.

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

What units does Ubud Dream sell, and what do they cost?

The developer lists Apartment 1 at Rp 1.15 bn, and Apartment 2 is priced on request. The project mixes studios and one-bedroom units between 28 and 55 m², all turnkey on a 31-year lease. The developer pays our commission. We're still getting the exact size and floor plan for each unit.

What is the payment plan at Ubud Dream?

You pay 30% when you sign. On the entry apartment that comes to Rp 345 million, and the remainder goes in interest-free installments until handover in Q3 2027. If you pay everything upfront, the developer knocks 4% off. We attach each installment to a construction stage and lock the final schedule into the contract once the documents check out.

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

We charge you nothing. The developer pays us, and your price is the list price. We cover the cost of pre-deposit checks. For Ubud Dream that means reading the land lease under the 31-year Hak Sewa, checking the plot's zone in the RDTR and OSS, and requesting the PBG number and a copy.

Can I buy at Ubud Dream without traveling to Bali?

Yes. You see the site live on a Zoom call, and a notary handles the paperwork through your power of attorney. Our team takes care of the handover, so the trip stays optional. Sales have only just opened, with completion due in Q3 2027. We check the build before each installment and inspect the turnkey finish at the end.

Where do the yield numbers come from?

The model sits on the Apartment 1 page, not here. It begins with AirROI's nightly figure for Ubud, scaled to a compact apartment, then applies the occupancy managed rentals in our segment achieve. Costs absorb 40% of revenue. The unit's size isn't public yet, so treat the result as a rough estimate, not a promise of income.

Units in this project