Penestanan Boutique Studio Complex

A boutique three-studio complex on Penestanan’s hilltop, two minutes from Alchemy Yoga and the heart of Ubud’s wellness corridor. Permits in place, all three units already tenanted through Balibound, certified concrete and steel build with community pool access. Asking IDR 2.83B (USD 159,000) on a 22-year Hak Sewa with extension consideration. Approximately 11.8% estimated net returns in 2025 from the three tenanted units (about 9% from the two upper units alone), with further short-let upside projected for 2026.

Penestanan Boutique Studio Complex sits on an elevated hilltop in Penestanan, two minutes on foot from the Alchemy Yoga and Meditation Centre and three minutes from Zest and Plant Bistro. This is Ubud’s most established lifestyle enclave: a walkable, plant-based, creative-class neighbourhood that delivers the rental demand profile Bali’s wider market spends millions trying to manufacture.

The complex is three studios in a single boutique structure: certified concrete and steel build, 3-metre ceilings, polished concrete floors, oversized panoramic windows, and community pool access with cabanas and a pagoda set against forest views. Two upper-level units run approximately 50 sqm each, with a more compact ground-floor unit underneath. Each is fitted with built-in bed, sofa, wardrobe cabinetry, and marble vanity, operationally ready from day one. Permits are already in place.

On the current long-term leases, all three units are tenanted through Balibound: the upper units at IDR 13M each per month, the ground-floor unit at IDR 8M. Against the IDR 2.83B price that is roughly 11.8% estimated net for 2025, with the two upper units alone at about 9%. From 2026, repositioning toward short-let is modelled to lift returns further, though that upside is projected rather than booked.

The ground-floor unit is where the value-add lives. Rather than continuing as a standard studio, it can be repositioned as a shared amenity (tenant lounge, biohacking space, content studio, home-office hub, or wellness activation room) that elevates the entire complex’s positioning, increases perceived exclusivity, and strengthens pricing on the upper units in a market that increasingly rewards differentiated lifestyle inventory.

At IDR 2.83B (USD 159,000) for a tenanted, permitted, well-built, well-located complex with a 22-year Hak Sewa runway and an extension conversation already on the table, the entry point sits well below the cost of building anything comparable in this corridor today.