Move Property Group: the VODOPAD project and its Ubud track record

Who appears in the public record

The most useful starting point for assessing Move Property Group is VODOPAD, its apartment development marketed in the Ubud area. The brand presents itself as a boutique developer offering construction, furnished delivery and rental-management arrangements. On its own website, VODOPAD is described as a 22-apartment scheme in Kedewatan, Gianyar, with floor areas of 34–55 sq m. The website also claims 95% construction progress and a 2026 handover. None of those statements, by itself, establishes that a specific unit is ready for occupation.

There is a material discrepancy in the public record. RUMAVI and Balinsky describe a 21-unit project with completion expected in Q2 2027. The sources do not explain whether this reflects a redesign, older sales information or a revised delivery schedule. A buyer should therefore work from the latest signed unit schedule and handover provisions, not assume that the newest-looking web page is the definitive project record.

What the sources support

A polished project website is evidence that a development is being marketed, not evidence of title, building approvals or a solvent contracting party. The public material reviewed does not identify which Indonesian legal entity would sign a VODOPAD purchase or lease agreement, receive the buyer’s money and remain responsible for delivery. Two commercial company-information services list a PT Move Property Group under registration number 1380687, but they give conflicting registered locations — Badung and Gianyar. Neither listing establishes a verified relationship between that company and the project.

VODOPAD is advertised with a 30-year lease and a further 25-year extension. The critical question is what right is actually being transferred, who controls the underlying land and what the extension clause obliges that person to do. A contractual lease is not interchangeable with Indonesian registered land rights such as Hak Pakai or Hak Guna Bangunan; foreign individuals cannot simply acquire Hak Milik land title. The website also does not provide sufficient evidence to confirm VODOPAD’s PBG building approval, applicable SLF status or rental-operating permissions. Those issues need project-specific legal and technical review.

FAQ

Has VODOPAD already reached its handover stage?

The developer claims 95% completion and advertises delivery in 2026. Other public listings still use Q2 2027 and a different unit count. Neither statement independently proves handover of a specific apartment; request evidence of completion, the relevant occupancy documentation and a contractual delivery date.

Does the 30-plus-25-year offer give me an assured 55-year lease?

Not on the information published. A further 25 years has commercial value only if the person with authority over the land has made a clear, enforceable commitment specifying the renewal price and procedure. Transfer and resale rights deserve equal attention.

How much weight should I give the developer’s rental-return example?

Treat it as a sensitivity case, not a payment promise. The published 14.9% example assumes USD 80 per night and 65% occupancy for a 40 sq m apartment. Actual cash available to an owner depends on booked nights, management and platform fees, running costs, reserves and tax treatment.

Can I rely on the PT Move Property Group entry found online?

The two commercial company directories agree on a registration number but differ on the registered address, and neither proves that this is VODOPAD’s seller or landholding entity. Current official corporate records and signed transaction documents are needed to establish the relationship.

Projects and buyer context

VODOPAD is pitched at the smaller-ticket end of Ubud residential investment rather than the standalone villa market. As checked on 18 October 2026, the developer advertises furnished 34 sq m apartments from USD 69,000, 40 sq m layouts from USD 82,000 and 55 sq m units from USD 89,000. Other property portals still display different floor areas and entry prices. A quotation is only useful once it names the exact apartment, usable area, furniture specification and all charges payable before handover.

The sales proposition also depends heavily on rental income. For a 40 sq m unit, the company models a 14.9% annual return using 65% occupancy and an USD 80 nightly rate. Those inputs are assumptions, not documented trading results. The economic question is how much remains after management, booking commissions, utilities, maintenance, replacement reserves and taxes — and whether a compact Ubud apartment can consistently achieve the assumed room rate.

The brand is concentrated around Ubud and Gianyar rather than Bali’s beachfront resort corridors. It places VODOPAD on Jl. Mpu Tantular in Kedewatan. Access is worth assessing from that specific site: travel times on a sales page are not a substitute for seeing the road, local services and the journey a guest would actually make.

The waterfall setting is central to the project’s identity, but it also makes on-site inspection more useful than generic Ubud photographs. Drainage, humidity control, access during heavy rain and the maintenance budget for landscaping and shared facilities all affect the day-to-day experience of living in or operating a small apartment complex. No technical assessment of these matters was available in the sources reviewed.

Observable track record

Move Property Group gives buyers a portfolio to investigate rather than merely a proposed building. Its website names AURA Apartments, GANIYAR townhouses, KELIKI Apartments and the MASON Ubud boutique hotel as completed work. It calls these four realised projects in one place but refers to five delivered projects elsewhere. RUMAVI also attributes Serenity Villas Ubud to the group, although that additional attribution does not identify the legal entity behind each development.

The distinction matters because delivered buildings and successful rental investments are not the same claim. Published occupancy and yield figures are promotional figures without independently reviewed operating statements in the materials examined. Site visits, handover evidence and records from a functioning manager would say more about execution. There is also no consistent public incorporation history for the brand: its own website says 2020, while RUMAVI lists 2015. Neither date has been independently verified here as the establishment date of the contracting company.

What to check

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What to checkChecklist0 of 4

Identify the legal entity, signatory and recipient of payment.
Check the land interest, permits and documents for the selected property.
Obtain a written offer with price, inclusions and expiry.
Identify the counterparty before paying. Obtain current official company records, evidence of authority to market and contract for VODOPAD, and the beneficiary details for each payment. If the landholder, sales entity and bank-account holder differ, the contracts should show why and on whose behalf each acts. Read the land documents alongside the lease. Confirm the underlying title, the landlord’s authority, remaining tenure and transfer rights. The promised additional 25 years needs enforceable terms covering timing, price, consent and what happens if the original landholder changes. Reconcile construction and handover records. Compare the approved plans and actual unit schedule against the marketing material; request the relevant PBG and SLF documentation, evidence of physical progress, and a dated handover commitment with remedies for delay. Neither a 95% progress claim nor an aggregator completion date settles the issue. Test the rental proposition as a business. Review the actual management agreement, permitted use, operating expenses, reserve contributions and how earnings are reported to owners. Run a lower-occupancy case and request operating evidence from a completed property rather than treating a brochure yield as a guaranteed distribution.

Sources

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