UBUD · ID RR-4742

Two-bedroom villa on a 28 + 25-year lease in south Ubud: 139 m², handover November 2026

Stone, timber and glass make up this 139 m² two-bedroom villa going up on a 147 m² plot south of Ubud, with three bathrooms, a 16 m² pool, a terrace and a garden. Handover is due in November 2026, furnished. The lease gives you 28 years, and the owner states 25 more on top, for Rp 4.25 bn.

Leasehold 28 + 25 years
Under construction
Handover November 2026

2bedrooms
3bathrooms
139 m²house
147 m²plot
Leasehold28 + 25 years
Buildinghandover November 2026

Property

What you get

The villa is going up south of central Ubud, a 16-minute scooter ride to the Monkey Forest and about twenty to Puri Saren. Our database lists a rice field view. The area is calmer than the center, and the lanes are narrow.

The renders show a two-story house built from stone, timber and plenty of glass on both levels. Downstairs sit the lounge, a dining table and an island kitchen. Outside there's a courtyard with a staircase and garden, and a 16 m² pool runs along the terrace. Both bedrooms have their own bathrooms. A guest bathroom adds a third, and every room gets air conditioning. No finished house exists yet, only renders.

The lease is the strong point: 28 years plus a 25-year extension, 53 in total. Per our listing database, the plot sits in the yellow zone for housing. The price is Rp 4.25 bn. We're requesting the PBG number before the deposit and will tie your payments to construction stages.

Ownership

Ownership & what you actually get

The firm part of this leasehold is 28 years. On top, the owner promises a 25-year extension. Only the base term is certain today, so we ask for a signed renewal agreement with its price before you pay. The PBG number is still outstanding. After completion in November 2026 come the SLF and then a rental license.

Ownership and permits: Two-bedroom villa with a 53-year lease, Ubud
Form of ownership	LeaseholdForeigners 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	28 + 25 yearsA 28-year base term plus a stated 25-year extension, 53 years in all. The contract fixes the renewal right and its price before the deposit.
Zoning	Yellow (residential), per our databaseA Gianyar RDTR extract confirms the zone ahead of the deposit.
Building approval (PBG)	To confirmThe owner owes us the number and extract ahead of the deposit, since the house has no legal standing without a PBG.
Seller	Owner, house under constructionThe listing names no developer, as the owner sells directly. We examine the owner's right and every earlier contract before the deposit.
Certificate of occupancy (SLF)	To confirmThe owner applies for the SLF once building ends, and the rental license depends on it.
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 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.
Escrow	None, the market works without itWhat protects you is paying by stage, plus a late-delivery penalty written into the contract.
Furniture and handover	Fully furnishedThe house comes with furniture and appliances, listed in an inventory that we attach 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

Two-bedroom villa with a 53-year lease, Ubud payment schedule

ReservationA deposit locks the price and takes the villa off the market.
Construction stagesEach payment follows actual progress, and the contract sets the deadline and a late penalty.
HandoverYou pay the balance at acceptance against the inventory, when the notary transfers the right.

Our listing base holds no payment plan for this villa. We write one into the PPJB once due diligence wraps up and the owner agrees the stages.

Location

Location: Ubud · Gianyar

South Ubud mixes craft villages, rice fields and new villas. Prices sit below the center, but restaurants and temples are 15–20 minutes away.

Two-bedroom villa in south Ubud: render of the facade and pool — Ubud · Gianyar

Puri Saren palace, central Ubud22 min
Monkey Forest, Padangtegal16 min
Goa Gajah cave22 min
Ngurah Rai Airport≈ 1 h 10 min

The Monkey Forest lies about 3.8 km off and Puri Saren around five. Traffic into the center builds during the day.

Ubud · Gianyar · Google map

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Straight answers

Questions about Two-bedroom villa with a 53-year lease, Ubud

What does Rise Real Bali charge when I buy this villa under construction?

Nothing, since the seller's side pays our commission and the price already covers it. Before the deposit we spend our own money on checks: who holds the land lease, whether the 25-year extension exists on paper beyond the 28-year base, which zone the RDTR extract shows, and where the PBG stands. You receive a written report of what's still open before you commit a single rupiah.

Can I buy this villa without traveling to Bali?

Yes. Live video calls from the site stand in for a trip, and a notary signs for you by proxy. Payments follow construction stages. We film progress and send it to you, so you don't need to visit each stage. At completion we inspect the house, list any defects in a signed act, and you pay as the right transfers.

Do you publish a yield for this villa?

No. Everything in our rate database belongs to another market segment. It doesn't transfer to a private house still under construction. We'll build a model for this villa if you ask, using south Ubud nightly rates, occupancy scenarios and a 40% cost deduction. You get an estimate, and nobody can guarantee the income.

How solid is the 53-year term?

The 28-year base lease is the solid part. The owner states the 25-year extension, but for now that's a promise. Before the deposit we ask the landowner for a signed agreement that sets the renewal price, and we put it in the contract. If the landowner refuses, we value the villa on 28 years and revisit the price.

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