D’Aquila Ubud

The project's own website distinguishes three- and four-bedroom villas. Rumah123 goes further, displaying eight individually numbered villa offers with building areas ranging from 132 to 218 square metres and land plots from 187 to 362 square metres. These are eight advertised offers, not proof of the total number of houses in the development. Numbers such as Villa 1 and Villa 22 cannot safely be turned into a unit count, and the public pages do not identify a separate phase with its own delivery dates or obligations. The appropriate comparison is among the described homes within one development.

Four of the advertised homes have three bedrooms and three bathrooms. Each is described as a 132-square-metre building, while the land plot changes: 187 square metres for Villa 20, 202 for Villa 21, 204 for Villa 15 and 210 for Villa 22. On a villa purchase, the amount of land can affect privacy, outdoor circulation, how close the pool sits to the boundary and whether there is comfortable space beyond the building. Yet a land-area figure is not a landscape plan. It says nothing definitive about the shape of the lot, garden usability or the view from the bedrooms.

The four-bedroom homes widen the choice. Villas 2 and 3 are listed with 197-square-metre buildings on 288- and 284-square-metre plots respectively. Villa 1 rises to 214 square metres of building area on 321 square metres of land, while Villa 5 is shown at 218 and 362 square metres. More floor area is not automatically a better arrangement. For a family staying months at a time, bedroom separation, the living room's relationship to the pool, covered circulation during wet weather and practical storage may matter more than the headline measurement. Detailed, lot-specific plans were not made publicly available in the sources examined.

Individual property descriptions advertise a private swimming pool, Jacuzzi, furnished interior, carport, garden living space, kitchen, dining area and laundry/drying facilities. The official marketing website also says the villas are fully furnished and describes round-the-clock security. Those features explain the appeal of the project: a house intended to be usable without building an entire hospitality operation from scratch. They remain specifications advertised by sellers, however, not independently inspected delivery items. The signed schedule of furniture, equipment, finishes and maintenance responsibilities is what would determine the actual handover standard.

The shared side of the concept deserves equal attention. Rumah123 lists an amphitheatre and sports space, café, communal pool, green areas, parking and surveillance cameras; the project website speaks more generally about shared amenities and guest services. Public descriptions do not tell us which areas are finished, who legally controls them, how residents obtain access or what recurring charges pay for their upkeep. This matters even for an owner who never rents the villa. A pool that belongs to a shared management entity carries different responsibilities from one wholly within a private plot, and a promised café is not a guaranteed operating business.

A local agency, Ajna Property, places an advertised D’Aquila three-bedroom villa on Jalan Penestanan Kelod, Sayan, in the Ubud district of Gianyar. That street-level reference is considerably more useful than a broad 'central Ubud' description. It gives a buyer a sensible area for preliminary orientation and a starting point for visiting the neighbourhood. But the listing does not establish the legal boundary of the project or a precise cadastral location. We found no independently verified plot coordinates or parcel number, so there is no map pin in this record presented as the actual villa site.

The neighbourhood is sold through its proximity to yoga, galleries and Ubud's cultural centre. The project mentions Alchemy Yoga & Meditation Center, the Blanco Renaissance Museum, Campuhan Ridge Walk, the palace, market and Monkey Forest. Its one-, five- and ten-minute style journey claims should not be treated as verified travel times: the starting point, travel mode and traffic conditions are not consistently defined. A household living here full-time would also care about the access road, day-to-day deliveries, parking, neighbouring uses and noise. Those practical conditions cannot be read from a list of attractions, however familiar the names are.

As a lifestyle location, Ubud serves a different routine from Bali's beach districts. Restaurants, workshops, galleries and wellness businesses may be part of an ordinary week, while a beach visit is a separate journey. That can be appealing for longer stays and guests interested in activities beyond the coast. It is not, by itself, a rental-income thesis. The street-level setting needs to be assessed alongside the actual villa layout, privacy and service terms, because these features determine whether the same house works for a family holiday, an extended residence or a larger group booking.

The current price picture is less tidy than the design story. Ajna Property displays a D’Aquila three-bedroom villa at IDR 8 billion. Rumah123's development page, last updated on 3 October 2025, shows eight asking prices ranging from IDR 9.45 billion to IDR 17.1 billion. Ajna's visible listing does not identify its exact villa number or when the price was last revised. The older catalogue does not verify that its featured homes are still available. As checked on 16 October 2026, IDR 8 billion is therefore the lowest publicly observed asking-price reference, not a current quotation for a confirmed available unit.

There is no sound basis for describing that difference as a developer discount. One offer may involve a different villa, sales channel, stage of completion, furnishing package or legal interest. The published material does not resolve those possibilities. Even where the building area appears to match the 132-square-metre three-bedroom format, the lot identity remains unknown. A comparison should only begin when the same unit is identified by number and plot and when the quotation states taxes, included furniture, payment milestones and the seller who will receive funds. Otherwise, two superficially similar prices may describe materially different purchases.

Timing presents a second unresolved issue. The Rumah123 launch entry carries August 2026 as its completion date, yet the page itself was last updated in October 2025. By the date of this review, August 2026 was already in the past. We did not find reliable current handover records, an independent construction-progress report or documentation confirming the common facilities had opened. It would be equally wrong to claim that the houses are completed and to declare construction delayed or halted without evidence. This dossier therefore records the historical target date but leaves construction status unassigned.

Two names appear around the operating structure. Rumah123 identifies PT Kusuma Sari Lestari as the official developer for its listing, and the project's marketing copy describes management by Teratai Canggu. These may be genuine participants with different responsibilities; the public material does not establish the contracts between them. A purchaser needs to know which entity owns the underlying right, who signs the sale or lease documentation, who receives the money, who is accountable for construction defects and whether any management arrangement is compulsory. A developer name on an agency platform is useful identification, but not evidence of title or authority to transfer a particular villa.

The rights question is especially important for an international buyer. Rumah123's comparison interface shows SHM against some of the three-bedroom listings. SHM refers to Hak Milik, a form of Indonesian land ownership, but the platform's field is not the land certificate and does not identify its registered holder. A foreign individual cannot simply assume direct personal acquisition of Hak Milik is available. Hak Pakai use rights, contractual land leases and transactions through qualifying corporate arrangements all work differently; the appropriate structure depends on the legal documents, land title and buyer. None of those routes has been verified for a specific D’Aquila villa.

If the eventual proposal is structured as a lease, the substance lies in the commencement date, precise term, renewal mechanics, assignability, early termination and treatment of improvements. If a company is part of the transaction, it matters which rights that company actually holds and what the purchaser receives. No published promise of a 'freehold' or 'leasehold' package can replace those particulars. For D’Aquila, the deed, land-right chain, seller identity and contract to be signed were not available for examination. The ownership field is therefore deliberately left out instead of being filled with a market convention.

Building permissions must also be separated from sales language. Under Indonesia's building framework, PBG concerns building approval and SLF concerns fitness for use. A completion month printed on an old property page proves neither. We did not locate the project-specific documents or their registration numbers, nor was a verified zoning or spatial-use decision available for the site. That is a gap in accessible evidence, not a finding that permits were refused or never issued. It is particularly material if the villa will be operated for paying guests rather than occupied exclusively as a private home.

The rental proposition is currently a scenario, not measured performance. No verified operating statements for these particular villas were found. Average nightly rates, occupancy, cleaning, security, pool upkeep, electricity, booking commissions, management fees, taxes and renewal reserves would all affect money retained by an owner. Even strong demand in Ubud generally would not establish the outcome for a house on this street. Before assessing an income forecast, the buyer needs a finished unit specification, its legal permission for the intended use and a transparent management contract with realistic operating costs.

D’Aquila is most meaningfully considered by buyers who specifically want a larger private home near Ubud's cultural and wellness scene and who value the possibility of shared amenities. Three-bedroom homes offer a different living rhythm and running-cost profile from the larger four-bedroom options. Both could be worthwhile for the right household, but comparing them requires more than the online photographs and historical prices. Once the precise plot, current asking terms, actual handover status and ownership route are established, this becomes a normal property decision. Until then, its known layout range should be viewed alongside clear limits on what the public evidence can prove.