Penestanan Boutique Studio Complex

About this home

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 2.65B (USD 149,000) on a 22-year Hak Sewa with extension consideration. Roughly 9.3% estimated net on about IDR 300M a year gross rent across the three units, 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, the three units are let through Balibound at an estimated gross of about IDR 300M a year. After the owner-quoted operating costs of about 18%, that is roughly IDR 246M net, or about 9.3% on the IDR 2.65B price. 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 2.65B (USD 149,000) 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.