Daun Lebar Ubud

The address matters more than the word Ubud in the project name. Banjar Susut No. 777 is in Desa Buahan, Kecamatan Payangan, within Gianyar Regency. This is not an address in central Ubud, with its concentrated restaurants, galleries and pedestrian activity. The setting is better understood as a quieter base for trips into the wider Ubud area. That may be attractive for a private retreat, yet it changes day-to-day living: trips, supplies, access to services and transport arrangements deserve more weight than they would for a town-centre property. A buyer should judge those journeys against the actual address, not a destination label.

The sale catalogue identifies a type called 70. It consists of one bedroom, one bathroom and a single floor, together with a living area, kitchen, small garden, parking space and private pool. The published building area is 70 square metres; plots range from 91 to 148 square metres. Its descriptive text mentions a 92-square-metre plot, while a separate agency advertisement uses 107 square metres for a 70-square-metre villa. These figures need not be contradictory if the plots differ. Nor should the range be treated as the size of the unit actually being offered. A plan tied to a named plot would settle the question.

There is an operating hospitality business under the closely related name Daun Lebar Villas at the same street address. Its official website takes room reservations and lists one-bedroom, deluxe one-bedroom, two-bedroom and three-bedroom pool-villa accommodation. Those hotel products are advertised with areas of 110, 110, 250 and 330 square metres respectively. None is presented on that website as a unit available for purchase. The sales listing, by contrast, gives 70 square metres for its one-bedroom type. It would be misleading to merge the two accommodation ranges or assume a hotel room and a sale villa carry the same physical specifications.

The resort appears to be more than a proposed future amenity. Its direct website offers guest bookings and describes dining, spa activities and hosted experiences. Hospitality platforms separately list the establishment, and Agoda reports an opening year of 2018 and 12 rooms. These details are useful for understanding the established commercial activity at the address. They do not establish which villas, if any, have been allocated to individual purchasers, whether the advertised type 70 belongs to the operating room inventory, or when that particular batch of sale villas was built. There is no reliable public phase plan resolving that connection.

The distinction becomes especially important when an investment pitch relies on hotel operations. Pinhome refers to resort Wi-Fi, a café or bistro, common swimming facilities, wellness amenities, a gym, security and cameras. The resort website independently shows that some hospitality amenities exist. Yet guests being able to buy a meal or book a treatment is not evidence that a villa purchaser gains contractual access to every facility. Nor does it show whether management is compulsory, whether the owner may occupy the villa freely, how operating budgets are agreed or what happens when the operator changes. Those rights have to be found in the governing documents.

There is a published price anchor, not a verified current sales price. Pinhome shows a range of IDR 1.95–2.11 billion, and a Rumah123 agency listing updated on 9 March 2026 quotes IDR 1.95 billion for a one-bedroom villa. Pinhome simultaneously displays a residual-stock message of six units and an unavailable-property label. The two messages cannot establish six units available for purchase in October 2026. The lower price is still worth recording as part of the public market history; it is not an executable offer. Any buyer should obtain a current inventory sheet, a written quotation for a specific plot and an explanation of what the quoted sum excludes.

Title information is less consistent than the floor plan. The development listing uses Hak Guna Bangunan, generally the time-limited right to build and use land under the relevant Indonesian framework. The separate agency sale page specifies SHM, shorthand for a Hak Milik land ownership certificate. One may describe a different plot or the entries may simply be wrong. Without the underlying certificates and parcel references there is no sound basis for treating either statement as the definitive title of the villa being considered. In particular, a title label on a portal never establishes that a foreign individual is legally entitled to take it in their own name.

Indonesian rules make the advertised price relevant to eligibility as well as affordability. Under the ministerial decision numbered 1241/SK-HK.02/IX/2022, still shown as effective in the official land ministry register, the minimum price for a landed residential house purchased through the prescribed foreign-person route in Bali is IDR 5 billion. The advertised Daun Lebar Ubud villa falls below that threshold. This is not a blanket claim that no legitimate transaction could ever be structured, but it rules out presenting the listing as a straightforward personal purchase of a landed home through that regime. Residency, title, permitted use and the precise contracting structure all matter.

Completion status is another unresolved area. Pinhome labels the sales project under construction; the newer agency listing gives a 2024 construction year and describes a villa ready for occupancy. Meanwhile, the related resort is visibly trading as a hospitality business. All three statements might be true of different units or phases, but there is no public construction schedule or identified lot connecting them. Project-specific PBG building approval, SLF fitness-for-use documentation and the original land certificates were not available for inspection. A broker also ticks an older IMB building-permit field without publishing its underlying permit. Operating hotel rooms cannot substitute for documents for the villa being sold.

The party on the contract requires the same precision. Pinhome names PT Daun Lebar Anugrah as the developer. Booking.com lists the lodging manager as PT Daun Lebar Anugerah. Those spellings are close, and the services relate to the same address, but the listing evidence does not prove that the two labels refer to the same registered legal entity. Neither does it prove which entity owns the land, which can convey the proposed right, or which would owe performance under a rental management agreement. The developer field records the brand named by the sales portal, while corporate and contractual authority remain open questions.

A resort-based villa can provide a convenient route into short-stay accommodation, but gross room rates are not a yield forecast. Occupancy, seasonal pricing, platform commissions, staff costs, pool maintenance, repairs, taxes, furniture replacement and personal-use periods all affect the amount an owner keeps. One agency advertisement promotes a fixed percentage return over a stated period without providing the guarantee agreement or the financial standing of the party behind it. Such advertising should not be used as a cash-flow assumption. Equally, the practical exit is the ability to transfer the exact contractual or registered interest held by the owner, not an assumed rise in Bali property values.

For now the project has enough grounded detail to assess its basic fit: one-bedroom private-pool accommodation outside central Ubud, an identifiable address and evidence of nearby resort activity. It does not yet have enough publicly verified information to support a buyer-specific purchase decision. The next meaningful document set is a numbered plot plan, the relevant land and building paperwork, a clear seller identity, a live asking price and the rules governing management or owner use. Until these line up, the hospitality brand and a listing price should be treated as context rather than transaction security.