Nusa Dua · Core market

Nusa Dua property for sale: hotel units and operator-run villas

Our catalog lists 30 properties in Nusa Dua, 18 villas and 12 apartment listings, priced from Rp 1.46 bn to Rp 12.60 bn. Of these, 2 are completed homes, ready to move in. In Nusa Dua you buy a unit in a branded hotel or a villa run by an operator. It's passive income for owners who don't want to find guests themselves.

  • Nightly rateRp 1.5–1.8 million
  • Occupancy≈ 40%
  • Market notefreehold carries almost no premium over leasehold
  • Entry pricefrom Rp 1.46 bn
  • Properties listed30
See properties in Nusa Dua
Nusa Dua, Bali
Nusa Dua · Bali

In short

Nusa Dua suits investors who want hands-off income. Nightly rates run Rp 1.5–1.8 million at about 40% occupancy, lower than Uluwatu, but demand stays even all year from families, conferences and medical travel. A hotel unit returns 10–12% before costs and about 8–10% after.

Gusti Ayu

Is Nusa Dua the right area for you?

Gusti Ayu will send villas and prices in Nusa Dua for your budget on WhatsApp.

Who it suits

Who Nusa Dua works for

For rental income

Passive by design. The operator runs bookings and takes a share of revenue, so you earn less than from a villa you manage yourself and do almost nothing.

To live in

A planned resort with calm water, five-star hotels, security at the gates and the airport twenty minutes away.

For resale

Hotel units resell to a narrower pool of buyers. The operator contract and its exit terms matter as much as the unit.

Rental market

The rental market in Nusa Dua

Demand here barely moves with the seasons, even though the rate sits below Uluwatu's.

Freehold carries almost no premium over leasehold here. ITDC owns the land and the market runs on hotels, so a 50-year lease delivers the same for less.

Area guide

How we look at Nusa Dua

Nusa Dua is the one area on Bali laid out as a resort from scratch, and it still runs like one.

The key question is legal. How do you hold the unit, and what stands behind a guaranteed return? We check both before any talk of yield.

Properties

30 properties in Nusa Dua

Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.

All Nusa Dua listings in the catalog →

The numbers

What you net in Nusa Dua

The base occupancy case follows the area's market and the property type. The nightly rate is our estimate, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
NAI Villa V4M1 bedroom · 46.7 m²Rp 2.39 bnRp 1.3 millionRp 240 million10.0%10.0 years
Ramada Home-room1–2 bedrooms · to confirmRp 1.86 bnRp 1.2 millionRp 187 million10.1%9.9 years
EDEM II · Condo villa 33 m²Studio · 33 m²Rp 1.95 bnRp 1.5 millionRp 194 million9.9%10.1 years
EDEM II · Studio apartmentStudio · 28 m²Rp 1.86 bnRp 1.2 millionRp 187 million10.1%9.9 years
EDEM II · 2BR villa2 bedrooms · 138 m²Rp 5.80 bnRp 3.2 millionRp 576 million9.9%10.1 years
EDEM II · 3BR villa3 bedrooms · 263 m²Rp 8.30 bnRp 4.2 millionRp 834 million10.0%10.0 years
Kiara Beachfront · 2 bedrooms2 bedrooms · 123 m²Rp 6.76 bnRp 3.0 millionRp 597 million8.8%11.3 years
Kiara Beachfront · 1 bedroom1 bedroom · 83 m²Rp 3.95 bnRp 1.5 millionRp 347 million8.8%11.4 years
Kiara Beachfront · 3 bedrooms3 bedrooms · 223 m²Rp 12.60 bnRp 4.6 millionRp 1.08 bn8.5%11.7 years
Edem Villas I · 2BR villa2 bedrooms · 138 m²Rp 6.46 bnRp 3.2 millionRp 540 million8.4%12.0 years
K-Village · 1BR villa1 bedroom · 64.1 m²Rp 3.19 bnRp 1.9 millionRp 316 million9.9%10.1 years
K-Village · 2BR ocean-view villa2 bedrooms · 106 m²Rp 7.96 bnRp 3.0 millionRp 659 million8.3%12.1 years
Sol · 1BR 42 m²1 bedroom · 42 m²Rp 1.75 bnRp 1.2 millionRp 175 million10.0%10.0 years
Sol · 1BR 47 m²1 bedroom · 47 m²Rp 2.21 bnRp 1.3 millionRp 220 million9.9%10.1 years
Sol · 2BR townhouse2 bedrooms · 76 m²Rp 2.64 bnRp 1.9 millionRp 262 million9.9%10.1 years
Sol · 2BR 91 m²2 bedrooms · 91 m²Rp 2.73 bnRp 2.0 millionRp 275 million10.1%9.9 years
Harbor Villa · 2 bedrooms2 bedrooms · 48 m²Rp 3.01 bnRp 2.0 millionRp 281 million9.3%10.7 years

These numbers are a Rise Real Bali estimate based on comparable professionally managed properties in the area and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.

Developers

Developers building in Nusa Dua

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Nusa Dua

Law, yields and the local market: the material our own numbers rely on.

All guides →

Straight answers

Questions about Nusa Dua

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

Is a hotel unit a good investment?

Yes, if you want a passive model with no management. It returns 10–12% before costs and about 8–10% after, with no work on your side.

Why not pay extra for freehold in Nusa Dua?

The freehold premium over leasehold is close to zero here: ITDC owns the land and the market is hotel-driven. A 50-year leasehold gives the same result for less.

Nusa Dua or Sanur?

Rates and demand look similar. Nusa Dua is a resort with security; Sanur is a town with a medical cluster. For living, Sanur; for passive rental income, Nusa Dua.

Nearby

Neighboring areas

All areas →

Growth ring

Jimbaran

Rp 3.36 million a night · 30% occupancy

Area guide

Core market

Sanur

Rp 1.5–1.8 million a night · ≈ 40% occupancy

Area guide

Core market

Uluwatu

Rp 4.3 million a night · 46% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
On WhatsApp

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