House in Ubud-Pejeng

🇮🇩 Ubud-Pejeng houses with rice-field views and proximity to cultural sites

Ubud-Pejeng is a unique residential market where traditional Balinese culture, rice-terrace landscapes and a steady flow of international visitors create sustained demand for houses. Buyers looking to buy house in Ubud-Pejeng will meet a mix of compact family homes, standalone villas on hillside plots and adaptive reuse properties near the cultural core of Ubud. Local infrastructure—markets in Ubud centre, the cultural precinct around Ubud Palace and the main artery Jalan Raya Ubud—shapes where buyers seek house, while proximity to yoga studios, galleries and wellness centres determines rental performance. For investors and private purchasers alike, the area combines lifestyle appeal with clear seasonal and long-stay rental windows, making Investment in house in Ubud-Pejeng a frequently considered strategy.

💶 How much House costs in Ubud-Pejeng

House prices in Ubud-Pejeng are diverse and tied to micro-location, views and plot size. In the inner Ubud areas with easy access to Monkey Forest and the main artisan streets, average prices for houses and small villas commonly start at around USD 250,000 for modest standalone homes and rise to USD 1,000,000+ for luxury riverfront or valley villas. In Pejeng and the surrounding villages prices are generally lower per sqm but can increase where land offers panoramic valley views.

House price breakdown by district (typical market ranges):

• Ubud centre (Monkey Forest, Jalan Raya Ubud): USD 250,000–1,500,000; smaller homes 70–150 m², premium villas 250–600 m².
• Sayan and Campuhan (hillside river valleys): USD 400,000–2,500,000 for valley-view villas, plots 300–1,200 m².
• Pejeng, Pejeng Kaja, Pejeng Kangin (eastern villages): USD 120,000–600,000 for houses on 200–1,000 m² plots.
• Peliatan, Kedewatan, Mas (arts & crafts belt): USD 180,000–800,000 depending on proximity to galleries and tourism nodes.

House prices by category and typical land/size:

• Small family house (2–3 bedrooms): USD 80,000–300,000, 70–180 m² living area.
• Mid-range villa (3–4 bedrooms): USD 300,000–900,000, 180–350 m² plus gardens.
• Luxury villa (private pools, views): USD 900,000–3,500,000, 300–1,200 m² plots.

Resale house in Ubud-Pejeng inventory is active around the core; new developments in Ubud-Pejeng are rarer and usually boutique villa clusters or private-residence programs connected to major hotels.

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

Ubud centre is best for buyers prioritizing walkability to restaurants, galleries and cultural venues. Buyers who want reliable short-term rental income and effortless guest access typically choose neighborhoods within 1–2 km of Ubud Palace and the Monkey Forest.

District advantages at a glance:

• Ubud (central): Walk-to-amenities, strong short-stay demand, higher per-sqm prices.
• Sayan / Campuhan: Premium buyers seek river-valley views, high-end hospitality nearby (Four Seasons Sayan), stronger capital values.
• Pejeng / Pejeng Kaja / Pejeng Kangin: Lower entry prices, larger plots, agricultural scenery — attractive for long-stay rentals and owner-occupiers wanting privacy.
• Peliatan / Kedewatan / Mas: Close to artisan workshops and galleries, balanced demand from expats and local professionals.

Foreign buyers who want a second home house in Ubud-Pejeng often prefer Sayan and Ubud centre for lifestyle and resale liquidity, while investors focused on yield may target Pejeng where land buys larger yields at lower entry prices.

📈 Economy and tourist flows shaping the House market in Ubud-Pejeng

Ubud-Pejeng’s economy is anchored by tourism, arts & crafts, wellness tourism and a growing remote-worker segment. Tourism demand drives short-stay rental performance during high seasons and feeds mid-term leases to international professionals and retreat organisers. Local business activity includes galleries, artisan workshops (Mas woodcarvers, Peliatan painters), spas and boutique hotels that sustain year-round occupancy.

Key economic factors that affect liquidity and yield:

• Tourist footfall and retreat tourism generate predictable rental windows and higher nightly rates in central Ubud and Sayan.
• Local employment in hospitality and creative industries supports medium-term rental market for staff and managers.
• Regulatory and tax environment influences operating costs; VAT on new developments and local taxes on accommodation affect net yield.

Investors analysing Investment house in Ubud-Pejeng consider both seasonal fluctuation and a stable base of long-stay visitors (retreats, digital nomads) that provide a resilient rental market relative to purely beach resort locations.

🏘️ Leading developers and projects in Ubud-Pejeng where House is represented

High-profile hospitality operators maintain significant influence on local residential standards and sometimes offer private residences or resale opportunities tied to their brands. Notable operators and developments active in or adjacent to Ubud-Pejeng include:

• Four Seasons Resort Sayan (Sayan) — internationally recognised resort adjacent to valley villas and private retreats; premium district with high-profile resale villas.
• COMO Uma Ubud (Peliatan area) — hospitality brand with wellness facilities influencing nearby residential demand and long-stay occupancies.
• Green Village (Sibang, near Ubud) — eco-luxury timber homes and private villas offering architecturally distinctive properties and strong niche-market appeal.
• Komaneka Collection (Bisma / Monkey Forest belt) — boutique properties and serviced villas that drive premium short-stay demand.
• Maya Ubud (Poh Gading) and Alila Ubud (Payangan, nearby) — resort-led communities creating demand corridors for quality houses and villas.

Project features and typical developer terms:

• Format: boutique villa clusters, private residences, serviced villas.
• Infrastructure: private pools, landscaped gardens, hotel-level housekeeping options.
• Payment options: reservation deposit, staged progress payments; some developers offer developer installment plan in Ubud-Pejeng up to 12–36 months interest-free for early buyers.

🧾 Mortgage and installment options for foreigners buying House in Ubud-Pejeng

Foreigners can secure financing but conditions are stricter than for residents. Local banks that have historically provided mortgages to expatriates or foreigners with Indonesian residency status include BCA, BNI, Bank Mandiri and occasionally international banks operating locally. Typical terms and expectations:

• Down payment: commonly 30–50% of the purchase price for foreigners.
• Interest rates: indicative range around 8–12% annual for mortgage products targeted at non-resident buyers depending on bank and currency.
• Loan terms: up to 15–20 years for qualifying borrowers with stable income and long-term residence.

Developer financing and installment features:

• Short developer plans: 6–36 months interest-free staged payments tied to construction milestones.
• Longer phased payments: up to 3–5 years with interest, sometimes available via established hotel developers for branded residences.
• House in Ubud-Pejeng with installment plan often involves an initial reservation fee (1–5%) followed by progressive payments (construction stage percentages) and a final settlement before transfer.

Buy house as a foreigner in Ubud-Pejeng frequently combines a developer installment for acquisition plus a separate mortgage if the buyer needs longer-term leverage.

📝 Legal process of buying House in Ubud-Pejeng

The transaction path includes selection, reservation, due diligence, contract signing, payment and registration with a notary. Steps buyers can expect:

• Selection & reservation: Pay a reservation fee (commonly IDR 10–50 million or a percentage) to secure the property while due diligence is completed.
• Due diligence: Title checks, confirmation of existing land rights (Hak Milik, HGB, Hak Pakai), utility connections and building permits.
• Sale and Purchase Agreement (PPJB) and Deed of Transfer (AJB): Notary prepares the AJB for transfer of rights; registration at Badan Pertanahan Nasional (BPN) follows.

Mandatory costs and taxes typically encountered:

• BPHTB (land transfer tax): commonly around 5% of transaction value minus allowances.
• Notary fees and registration: variable, often 1–2% total transaction.
• VAT and developer charges: 10% VAT may apply to new developments sold by developers.
• Timeline: from reservation to AJB and registration typically 4–12 weeks for resale houses; new construction can extend timelines according to completion stages.

⚖️ Legal ownership, taxes, permits, visas and citizenship implications for House in Ubud-Pejeng

Foreign ownership in Indonesia is restricted. Key legal realities for buyers:

• Direct freehold (Hak Milik) is reserved for Indonesian citizens; foreigners generally acquire Hak Pakai (Right to Use) or Hak Guna Bangunan (HGB) via a local entity or PMA (foreign-owned company).
• Property purchase does not automatically grant a residence permit or citizenship; visas and KITAS/KITAP procedures remain separate administrative routes.
• Taxes: annual land and building tax (PBB) is typically modest; transfer taxes (BPHTB) and seller income taxes apply on sale. Short-term rentals may require local business permits and tourism-related licenses.

Rental and regulatory notes:

• Short-term rental platforms require compliance with local district regulations and hotel/Accommodation tax reporting; enforcement varies by village.
• Nominee arrangements to obtain Hak Milik are illegal and risky; using a PMA or obtaining Hak Pakai are the lawful pathways for foreigners.

🏡 Best purposes for buying House in Ubud-Pejeng

Ubud-Pejeng suits a broad range of buyer profiles. Typical use-cases and district matches:

• Owner-occupied living and relocation: families and professionals often buy in Peliatan, Kedewatan, Mas for community amenities and proximity to schools and health services.
• Second home and seasonal residence: buyers seeking wellness and art culture favour Ubud centre, Sayan, and Campuhan for scenic access and services.
• Rental investment and ROI: investors targeting short-stay yield focus on Ubud centre and Sayan, while long-term rental and cost-efficient yields arise from Pejeng villages.
• Premium/pedigree investments: buyers seeking branded or high-amenity villas concentrate on properties associated with Four Seasons Sayan, COMO Uma Ubud or Green Village.

Typical performance metrics:

• Rental yield of house in Ubud-Pejeng varies widely but experienced investors track net yields after taxes and management between 4–8% for well-managed short-stay villas; long-term leases deliver lower nominal yields but greater occupancy stability.

Looking ahead, demand patterns for House in Ubud-Pejeng are likely to remain underpinned by cultural tourism, wellness travel and the growing remote-work community. As infrastructure upgrades and boutique hospitality projects continue across Gianyar Regency, buyers positioned in quality locations with compliant legal structures and proper due diligence can tap both lifestyle benefits and steady investment prospects across the Indonesian property market.