3BR Villa in Ubud

Leasehold, tenure and down payment:

• 30-year leasehold with a 20-year extension — 50 years combined, at the longer end of what the Ubud villa market delivers;

• 10% down on signing — light entry deposit for the central-Ubud band;

• Yellow-zoned land — residential use class.

Address and neighbourhood:

• Jl. Bisma runs off the main Ubud spine — 2 min walk to Titi Batu Day Club, one of the most-used social anchors in central Ubud;

• Pelangi School, Agung Rai Museum of Art, CrossFit Ubud, Bam Bam Padel and the Gdas Health & Wellness Center all inside the immediate radius;

• Monkey Forest 10 min — and Shinraku Teppanyaki (10 m), Raku Raku Yakiniku (10 m) and Honeymoon Kitchen (30 m) — restaurants on the lane.

Amenities and on-site facilities:

• Each villa runs 232 m² of built area on a 248 m² plot, 3 bedrooms, 3.5 bathrooms, with a private pool;

• The half-bath is the small design tell that reads family-scale rather than couple-scale;

• Shared amenity is light — swimming pool and on-site parking — the address itself is the lifestyle draw.

Rental income and payback:

• 232 m² 3BR villa at $535,000 — generates up to $78,695 a year in rental income (15.2% projected ROI);

• The school adjacency to Pelangi School is why this address trades well with long-stay families, not only short-let guests;

• Yield and payback figures are pre-tax projections; actual returns depend on occupancy and prevailing nightly rates.

Who this fits:

• Buyers wanting a generously proportioned central-Ubud pool villa with a school-adjacent profile;

• Long-hold owners drawn to the 50-year tenure on a Bisma address;

• Long-stay family operators pricing school adjacency into rental absorption.

Buyers chasing the cheapest per-square-metre Ubud entry should look outside the Bisma catchment — pricing drops materially once you leave this lane, but so does the school-adjacency premium that anchors the rental positioning here.