Villa Akira

AUMANA Hospitality · Andong, Ubud

Villa Akira

Premium 6-Bedroom Private Villa in Andong, Ubud

A private Ubud estate for high-value group stays — six bedrooms, two pools, bathtubs and large parking. Positioned for family groups, wellness retreats, private celebrations and premium long-stay demand.

6 Bedrooms2 Swimming Pools3 BathtubsLarge ParkingAndong, Ubud

Executive Snapshot

Upper-mid to premium 6BR positioning.

Villa Akira should not be priced as a standard Ubud villa. Two pools, three bathtubs, large parking and strong group-stay functionality justify a premium commercial position.

Launch RateIDR 8.5M – 10.5M / night

Stabilized NormalIDR 9.5M – 12.5M / night

High SeasonIDR 12.5M – 16.5M / night

Peak Holiday CeilingIDR 18M – 24M / night

Monthly RangeIDR 120M – 250M / night

Market · Condition

Ubud remains one of Bali's strongest villa markets.

Andong sits close to central Ubud while keeping a calmer, residential character. For a 6BR villa, demand is driven by family groups, wellness retreats, private celebrations, wedding-related guests and high-value long-stay groups — lower volume, materially higher ADR.

Expected 6BR Market Occupancy

Jan – Mar40 – 50%

Apr – May52 – 62%

Jun – Aug68 – 78%

Sep – Dec50 – 62%

Year 1 Assumption

52 – 58%

Annual occupancy, ramp-up year

Stabilized

58 – 65%

Annual occupancy, mature operation

Benchmark · Competitor Set

Andong radius and wider Ubud 6BR market.

Location Radius 1 – 5 km · Andong

PropertyAreaKeyRate

Villa MelissaGentong / Andong–PetuluContemporary, gym, hot tub, BBQIDR 11.08M+

Villa Lou Tirta EmpulLanyahan / GentongPrivate pool, jungle settingIDR 5.59M+

TibravaLanyahan / GentongInfinity pool, spa, conciergeDynamic

Villa BaiaAndong districtPool, terrace, saunaDynamic

Villa DanielePeliatan / LaplapanPool, parking, spa servicesDynamic

Close-radius 6BR ranges from ~IDR 5.5M to above IDR 11M per night with premium outliers above. Villa Akira sits in the upper-mid to premium local band.

Wider Ubud 6BR Segmentation

Entry 6BRIDR 4.5M – 5.8M

Basic 6BR, weaker design or service

Mid 6BRIDR 6M – 7M

Standard professional 6BR Ubud market

Upper-Mid 6BRIDR 7.5M – 9.5M

Stronger design, location, management

Premium Local 6BRIDR 10M – 14M

Differentiated villa product

Luxury Estate 6BRIDR 17.3M – 29.8M+

Fully serviced luxury estate

Akira Target

Upper-mid to premium local 6BR — not entry or standard mid-market.

Benchmark · Same Property Type

Wider Ubud 6-bedroom villa set.

A broader comparison of 6BR villa product across Ubud — from entry to luxury estate level — confirming the band Villa Akira should command.

PropertyAreaKey FacilitiesPublished Rate

Villa Zen ParadiseMas, UbudPool, bathtub, BBQ, nature viewIDR 4.65M+

Villa LaiaUbudJungle retreat, pool, gym, parkingIDR 5.18M+

Villa MuliaMas, UbudSpa room, gym, pool, gardenIDR 6.05M+

Villa KoiPejeng / UbudBathtub, gym, pool, fire pitIDR 6.32M+

Villa La PepiteSingapadu KalerRicefield setting, pool, large landIDR 6.36M+

Villa PlatiniumKengetan / SingakertaBathtub, gym, spa, poolIDR 6.5M+

Villa PacifidaMas, UbudRicefield/jungle, bathtub, gym, poolIDR 7.8M+

Villa MelissaGentong / UbudContemporary, gym, hot tub, BBQIDR 11.08M+

Villa SanCentral UbudLuxury villa, 25 m lap pool, servicedIDR 17.3M – 29.8M

Across the wider Ubud 6BR set, the standard professional market sits at IDR 6 – 7M / night, premium local product reaches IDR 10 – 14M, and luxury estates push above IDR 17M. Villa Akira's facilities place it firmly in the upper-mid to premium local band.

Price Setup · Seasonal Architecture

Nightly and monthly rate framework.

PeriodSeasonPublic RateStrategy

Jan – MarLow / rainyIDR 7.5M – 9.5MBuild occupancy and reviews

Apr – MayShoulderIDR 8.5M – 11.5MPush weekend and group demand

Jun – AugHighIDR 11.5M – 16.5MMain window, 3–4 night minimum

Sep – OctGood shoulderIDR 9.5M – 12.5MHold strong rates

NovemberSoftIDR 7.5M – 9.5MTactical promo and long stay

DecemberHoliday build-upIDR 11M – 15MIncrease gradually

Christmas / NYEPeakIDR 18M – 24M5–7 night minimum

Minimum public rate should not drop below IDR 7.5M / night except for tactical gap-filling or early review-building.

Monthly Rate Guide

Jan – MarIDR 120M – 150M

Apr – MayIDR 150M – 185M

Jun – AugIDR 190M – 250M

Sep – NovIDR 135M – 180M

December / NYEIDR 250M – 300M+

Projection · Estimate Summary

Four scenarios from conservative to premium.

Recommended investor base case: 55% occupancy at IDR 11M average nightly rate — approximately IDR 2.20 B gross room revenue per year.

Conservative

Occupancy

50%

Avg. Nightly Rate

IDR 9.5M

Gross Room Revenue

± IDR 1.73 B

Realistic Year 1

Occupancy

55%

Avg. Nightly Rate

IDR 11M

Gross Room Revenue

± IDR 2.20 B

Stabilized

Occupancy

62%

Avg. Nightly Rate

IDR 12M

Gross Room Revenue

± IDR 2.72 B

Premium Performance

Occupancy

65%

Avg. Nightly Rate

IDR 13.5M

Gross Room Revenue

± IDR 3.20 B

Recommendation · AUMANA

A premium private Ubud group villa — not simply 6 bedrooms.

Commercial value is created by group functionality, two pools, bathtubs, large parking and the Andong location.

Final Commercial Position

Normal SellIDR 9.5M – 12.5M / night

High SeasonIDR 12.5M – 16.5M / night

Peak HolidayIDR 18M – 24M / night

Revenue Strategy

· Competitive launch pricing to build ranking and reviews.
· Lift base ADR after 10–15 strong reviews.
· Protect Jul, Aug, Christmas and NYE with higher rates and min-stay.
· Monthly pricing only for low season and gaps.
· Premium photography of pools, bathtubs and group dining.

Primary Target Markets

· Family groups· Wellness retreats· Private celebrations· Wedding overflow· Corporate retreats· Long-stay groups· International groups near Ubud centre

View Projection Summary →

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