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.
Nusa Dua · Core market
Nusa Dua property for sale: hotel units and operator-run villas
Our catalog lists 24 properties in Nusa Dua, 16 villas and 8 apartment listings, priced from Rp 1.46 bn to Rp 8.30 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 listed24
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. After the operator's share, a hotel unit nets about 5–7% a year.
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
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
24 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.
NUSA DUA
from Rp 1.46 bn/ 20–30 years + extension
Nai by Vibe
Nusa Dua · Apartments and villas
- 1–3 bedrooms
- 22–47 m²
- leasehold 20–30
See details
NUSA DUA
Rp 2.39 bn/ 20–30 years + extension
NAI Villa V4M
Nusa Dua · 1-bedroom villa
- 1 bedroom
- 46.7 m²
- leasehold 20–30
See details
NUSA DUA
Rp 7.43 bn/ 20–30 years + extension
NAI Villa 2G Premium
Nusa Dua · 3-bedroom villa
- 3 bedrooms
- 233.5 m²
- leasehold 20–30
See details
NUSA DUA
from Rp 1.86 bn/ 50 years
Ramada Nusa Dua by Wyndham
Nusa Dua · Hotel rooms and villas
- 1–3 bedrooms
- 30–120 m²
- leasehold 50
See details
NUSA DUA
Rp 1.86 bn/ 50 years
Ramada Home-room
Nusa Dua · Hotel room
- 1–2 bedrooms
- to confirm
- leasehold 50
See details
NUSA DUA
from Rp 1.68 bn/ to 31.08.2055
EDEM II
Nusa Dua · Villas and apartments
- Studio–3 bedrooms
- 33–263 m²
- leasehold to 2055
See details
NUSA DUA
Rp 1.95 bn/ to 31.08.2055
EDEM II · Condo villa 33 m²
Nusa Dua · Condo villa 33 m²
- Studio
- 33 m²
- leasehold to 2055
See details
NUSA DUA
Rp 1.86 bn/ to 31.08.2055
EDEM II · Studio apartment
Nusa Dua · Studio apartment
- Studio
- 28 m²
- leasehold to 2055
See details
NUSA DUA
Rp 5.80 bn/ to 31.08.2055
EDEM II · 2BR villa
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 138 m²
- leasehold to 2055
See details
NUSA DUA
Rp 8.30 bn/ to 31.08.2055
EDEM II · 3BR villa
Nusa Dua · 3-bedroom villa
- 3 bedrooms
- 263 m²
- leasehold to 2055
See details
NUSA DUA
from Rp 1.59 bn/ 27 + 25 years
Green Village
Nusa Dua · Villa and apartment complex
- 1–2 bedrooms
- 32–103 m²
- leasehold 27+25
See details
NUSA DUA
from Rp 6.46 bn/ to 29.08.2054 + 30 years
Edem Villas I
Nusa Dua · Villa complex
- 1–2 bedrooms
- 40–138 m²
- leasehold to 2054 + 30
See details
NUSA DUA
Rp 6.46 bn/ to 29.08.2054 + 30 years
Edem Villas I · 2BR villa
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 138 m²
- leasehold to 2054 + 30
See details
NUSA DUA
from Rp 3.19 bn/ 25 + 25 years
K-Village
Nusa Dua · Villa complex
- 1–3 bedrooms
- 64–145 m²
- leasehold 25+25
See details
NUSA DUA
Rp 3.19 bn/ 23 + 5 + 25 years
K-Village · 1BR villa
Nusa Dua · 1-bedroom villa
- 1 bedroom
- 64.1 m²
- leasehold 23+5+25
See details
NUSA DUA
Rp 7.96 bn/ 28 + 25 years
K-Village · 2BR ocean-view villa
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 106 m²
- leasehold 28+25
See details
NUSA DUA
from Rp 1.75 bn/ 25 + 25 years
Sol Nusa Dua
Nusa Dua · Apartment complex
- 1–3 bedrooms
- 38–122 m²
- leasehold 25+25
See details
NUSA DUA
Rp 1.75 bn/ 25 + 25 years
Sol · 1BR 42 m²
Nusa Dua · 1-bedroom apartment
- 1 bedroom
- 42 m²
- leasehold 25+25
See details
NUSA DUA
Rp 2.21 bn/ 25 + 25 years
Sol · 1BR 47 m²
Nusa Dua · 1-bedroom apartment
- 1 bedroom
- 47 m²
- leasehold 25+25
See details
NUSA DUA
Rp 2.64 bn/ 25 + 25 years
Sol · 2BR townhouse
Nusa Dua · 2-bedroom townhouse
- 2 bedrooms
- 76 m²
- leasehold 25+25
See details
NUSA DUA
Rp 2.73 bn/ 25 + 25 years
Sol · 2BR 91 m²
Nusa Dua · 2-bedroom apartment
- 2 bedrooms
- 91 m²
- leasehold 25+25
See details
Leasehold
NUSA DUA
Rp 4.78 bn/ 26 years
Two-bedroom villa with ocean views, Nusa Dua
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 174 m²
- leasehold 26
See details
NUSA DUA
Rp 3.61 bn/ Freehold
Two-bedroom villa with a 22 m² pool, Nusa Dua
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 163 m²
- freehold
See details
NUSA DUA
Rp 3.82 bn/ 25 + 20 years
Balinese-style two-bedroom villa, Nusa Dua
Nusa Dua · 2-bedroom villa
- 2 bedrooms
- 200 m²
- leasehold 25+20
See details
The numbers
What you net in Nusa Dua
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| NAI Villa V4M1 bedroom · 46.7 m² | Rp 2.39 bn | Rp 1.3 million | Rp 189 million | 7.9% | 12.6 years |
| Ramada Home-room1–2 bedrooms · to confirm | Rp 1.86 bn | Rp 1.2 million | Rp 150 million | 8.1% | 12.4 years |
| EDEM II · Condo villa 33 m²Studio · 33 m² | Rp 1.95 bn | Rp 1.5 million | Rp 214 million | 11.0% | 9.1 years |
| EDEM II · Studio apartmentStudio · 28 m² | Rp 1.86 bn | Rp 1.2 million | Rp 164 million | 8.8% | 11.3 years |
| EDEM II · 2BR villa2 bedrooms · 138 m² | Rp 5.80 bn | Rp 3.2 million | Rp 454 million | 7.8% | 12.8 years |
| EDEM II · 3BR villa3 bedrooms · 263 m² | Rp 8.30 bn | Rp 4.2 million | Rp 605 million | 7.3% | 13.7 years |
| Edem Villas I · 2BR villa2 bedrooms · 138 m² | Rp 6.46 bn | Rp 3.2 million | Rp 454 million | 7.0% | 14.2 years |
| K-Village · 1BR villa1 bedroom · 64.1 m² | Rp 3.19 bn | Rp 1.9 million | Rp 277 million | 8.7% | 11.5 years |
| K-Village · 2BR ocean-view villa2 bedrooms · 106 m² | Rp 7.96 bn | Rp 3.0 million | Rp 428 million | 5.4% | 18.6 years |
| Sol · 1BR 42 m²1 bedroom · 42 m² | Rp 1.75 bn | Rp 1.2 million | Rp 176 million | 10.1% | 9.9 years |
| Sol · 1BR 47 m²1 bedroom · 47 m² | Rp 2.21 bn | Rp 1.3 million | Rp 189 million | 8.5% | 11.7 years |
| Sol · 2BR townhouse2 bedrooms · 76 m² | Rp 2.64 bn | Rp 1.9 million | Rp 265 million | 10.0% | 10.0 years |
| Sol · 2BR 91 m²2 bedrooms · 91 m² | Rp 2.73 bn | Rp 2.0 million | Rp 290 million | 10.6% | 9.4 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) 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.
- BREIG
- Vibe Development
- HQC
- OceaniQ Villas
- PCE
- Teus Group
- Almal
Guides
Worth reading before you buy in Nusa Dua
Law, yields and the local market: the material our own numbers rely on.
September 24, 2026·PDF
Read →
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
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. After the operator's share it nets 5–7%, less than a villa but 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.