Flat in Ubud-Pejeng

🇮🇩 Ubud-Pejeng flats with rice-terrace and jungle views near Ubud cultural center

Ubud-Pejeng sits inland from Bali’s southern coast as a cultural and geographic bridge between rice terraces, rivers, and the island’s spiritual heart. Buyers looking to buy flat in Ubud-Pejeng find a market shaped by tourism, expatriate demand, and a growing local middle class. The area combines cooler microclimate in the hills with year-round cultural events, proximity to Ubud Monkey Forest and Tegallalang rice terraces, and relatively quieter streets compared with coastal hubs. These features determine which types of flats sell fastest, who rents them, and where long-term value is most likely to hold.

💶 How much Flat costs in Ubud-Pejeng

Market prices for a flat in Ubud-Pejeng vary by location, finish and whether the unit is part of a hotel-branded residence or a small strata apartment. Typical price ranges:

• Studios: USD 80,000–180,000 (approx. IDR 1.2–2.7 billion)
• 1-bedroom flats: USD 120,000–300,000 (approx. IDR 1.8–4.5 billion)
• 2-bedroom flats: USD 200,000–450,000 (approx. IDR 3–6.8 billion)

Prices by district and format:

• Central Ubud / Monkey Forest area: USD 150k–450k for renovated units and branded residences.
• Penestanan and Campuhan: USD 120k–350k due to artistic community and walking access to galleries.
• Pejeng / Pejeng Kaja: USD 80k–250k for newer low-rise apartment projects and leasehold offerings.

Market dynamics and demand trends are clear. Strong tourist footfall keeps short-stay demand high, while expatriate families and digital nomads fuel the mid-term rental segment. Resale flat in Ubud-Pejeng has become more liquid where units are close to transport links and attractions, with average time-to-sale of 3–9 months depending on price and marketing.

🎯 Which district of Ubud-Pejeng to choose for buying flat in Ubud-Pejeng

Central Ubud remains the top pick for buyers who value cultural proximity and higher rental yields. Streets such as Jalan Raya Ubud and the area around Ubud Palace generate higher occupancy rates for short-term rental properties. Advantages include walking access to galleries, restaurants, and higher nightly rates for short-stay listings.

Penestanan and Campuhan attract creatives and long-stay expatriates who prefer a village atmosphere with boutique cafes and rice-field views. These neighborhoods offer:

• Better long-term rental stability
• A community of artists and wellness businesses
• Properties that command a 5–7% gross rental yield for mid-term leases

Pejeng, Pejeng Kaja and Pejeng Kauh are emerging as value pockets for buyers seeking larger units or new developments at lower entry points. Advantages include:

• Lower price per square meter versus central Ubud
• Improved road links to Denpasar via the bypass
• Growing residential projects aimed at families and retirees

Tegallalang and Sayan should be considered by investors targeting premium villa-style flats and branded residences, where views and exclusivity push prices toward the higher end of the market.

🏗️ Leading developers and projects of Ubud-Pejeng where Flat is represented

Ubud’s residential supply is delivered mainly by luxury hotel brands and boutique Indonesian developers that convert hospitality expertise into residences. Notable names present in the market include:

• Four Seasons Sayan Residences — ultra-premium branded residences with curated services and limited resale stock.
• COMO Uma Ubud — offers branded residences and owner services that appeal to wellness-focused buyers.
• Maya Ubud and Komaneka properties — established local operators that have developed villa clusters and strata units for sale.

Common project features and payment frameworks:

• Boutique complexes of 10–50 units with shared pools, spa services and on-site management.
• Payment terms often include developer instalment options during construction and staged payments at handover.
• New developments in Ubud-Pejeng typically provide full-service management or rental pools to aid investor rental operations.

Smaller Indonesian developers active in Gianyar and Ubud districts focus on mid-market apartment blocks and gated communities, presenting the most accessible entry points for private buyers and second-home purchasers.

💳 Mortgage and installment conditions for foreigners in Ubud-Pejeng

Mortgages for foreigners in Indonesia are more restrictive than for citizens. Practical options include:

• Local banks such as Bank Mandiri, BCA, BNI may consider lending to foreigners with a valid KITAS (work or investor visa) or a local spouse, typically requiring 30–50% down payment and shorter loan tenors.
• International banks operating in Indonesia and private lenders sometimes offer project-specific financing to buyer profiles with documented income abroad.

Typical mortgage and developer installment characteristics:

• Bank mortgage rates for residential lending generally start around 7–10% for domestic borrowers; effective rates for foreigners often sit in the 8–12% range depending on profile.
• Common bank loan tenors are 5–15 years for residents; foreigner-approved loans are usually limited to 3–10 years.
• Developer installment plans in Ubud-Pejeng often run 12–36 months, with staged payments: reservation deposit (often IDR 50–200 million), progress payments, and final completion balance. Some branded projects extend to 60 months with interest-bearing or interest-free options depending on promotion.

Investors frequently combine a developer installment plan for acquisition with refinancing through a bank once residency or formal corporate ownership is established.

📝 Step-by-step process of buying flat in Ubud-Pejeng

Selection begins with district choice, unit inspection and verification of titles. Buyers should ask for strata plans, building permits and operational licenses. Engagement with a licensed agent who understands Ubud-Pejeng micro-markets is recommended.

Reservation and contract stage requires a clear purchase agreement and payment schedule. The legal formalities include:

• Preparation of a sale and purchase deed (Akta Jual Beli — AJB) prepared by a PPAT (land deed official).
• Payment of transfer-related taxes including BPHTB (5% of acquisition value minus threshold) and notary fees.
• Registration of the transfer at the National Land Agency (BPN) and issuance of the relevant title (HGB or Hak Pakai for foreigners).

Timelines and mandatory costs:

• Typical transaction timeline from reservation to registered title: 4–12 weeks for completed projects, longer for new developments.
• Mandatory buyer costs: BPHTB (5%), notary and PPAT fees (often IDR 10–30 million depending on complexity), and registration fees. Sellers usually pay capital gains related taxes but contract can allocate responsibilities.

⚖️ Legal aspects of owning flat in Ubud-Pejeng

Foreign ownership options are limited by national law. Common legal structures include:

• Hak Pakai (Right to Use) on apartment units granted to foreigners for a specified term, renewable under certain conditions.
• Ownership through a registered Indonesian PMA company (foreign-owned limited liability company) can secure HGB (Right to Build) or similar titles, but requires compliance with Indonesian investment regulations.

Taxation and mandatory procedures:

• BPHTB is typically 5% of the property acquisition value minus the non-taxable threshold and is paid by the buyer.
• Annual land and building tax (PBB) is low for residential units, often in the 0.1–0.3% bracket of assessed value.
• Final income tax on property transfers often applies as a 2.5% final tax on the gross sales price paid by the seller in many transactions.

Property purchase does not automatically confer a residence permit or citizenship. Residence permit through property purchase in Ubud-Pejeng is not a standard pathway; investors seeking long-term residency normally apply for investor KITAS tied to capital investment or corporate operations. Citizenship through real estate investment in Ubud-Pejeng is not available under Indonesian law.

🏡 For whom to buy flat in Ubud-Pejeng and for what purposes

Buying a flat in Ubud-Pejeng suits several buyer profiles:

• Private buyers and families seeking a second home or relocation benefit from central Ubud or Penestanan for schools, healthcare and community amenities.
• Seasonal residents and digital nomads prefer Penestanan, Campuhan, and Sayan for lifestyle, cafes and coworking access.
• Investors target units near Monkey Forest and Jalan Raya Ubud for short-stay yields and high occupancy; expect short-stay gross yields of 5–8% in premium locations.
• Long-term landlords and corporate housing suppliers look to Pejeng and Tegallalang for larger units with stable mid-term tenants.

Typical matching of buyer purpose to district and property type:

• Living / Relocation: Central Ubud, Penestanan — 1–2 bedroom flats, walkable neighborhoods.
• Rental / Investment: Monkey Forest area and Jalan Raya Ubud — studios and serviced flats with high turnover.
• Family purchase: Pejeng and Tegallalang — larger floor plans and proximity to international schools in Gianyar and Denpasar.

The decision to buy flat in Ubud-Pejeng should align with intended use, required services and acceptable regulatory structure for ownership.

Gradual expansion of Bali’s domestic and international travel demand, continued interest from wellness and lifestyle buyers, and modest new supply in upland areas like Pejeng suggest steady prospects for flats across Ubud-Pejeng. Investors who target well-located units with professional management and clear legal structures can capture rental upside and potential capital appreciation as infrastructure improvements and tourism diversification continue to shape demand for flats in Indonesia.