For rental income
Only with an operator. Without management and services, a villa on a wild coast is a holiday home rather than a rental asset.
Nyang-Nyang · Frontier
Nyang Nyang villas for sale: resort villas south of Uluwatu
Our catalog lists 9 properties in Nyang-Nyang, 8 villas and 1 apartment listing, priced from Rp 1.75 bn to Rp 15.49 bn. Of these, 1 is a completed home, ready to move in. Nyang Nyang is an empty beach ten minutes south of Uluwatu, where investors reach the same guests for a lower entry. Buyers here pick villas inside resorts with an operator.
- Nightly rateRp 2.5 million, our model
- Market noteearly stage; each project brings its own services
- Entry pricefrom Rp 1.75 bn
- Properties listed9
In short
Nyang Nyang gets you Uluwatu's guests at a lower price, as long as you're fine with an operator-run resort. Entry starts around Rp 1.75 bn. We model a resort villa at Rp 2.5 million a night, 70% occupancy and an operator commission from 25%, which nets 6–8% a year.
Is Nyang-Nyang the right area for you?
Gusti Ayu will send villas and prices in Nyang-Nyang for your budget on WhatsApp.
Who it suits
Who Nyang-Nyang works for
To live in
Very quiet, with a long empty beach and cliffs. Each project brings its own services, so daily life depends on what your resort builds.
For resale
Early days, with two or three resort projects so far. Value depends on each resort delivering its later phases.
Rental market
The rental market in Nyang-Nyang
There's no AirROI sample here yet. Our model uses Rp 2.5 million a night at 70% occupancy with the operator taking 25% or more, not the 15% some brochures quote.
Resort management costs more than a standard villa manager, and we build that in from the start.
Area guide
How we look at Nyang-Nyang
Nyang Nyang is a long, empty beach between Uluwatu and Melasti. Guests come for silence and the cliff; investors come for a lower entry with the same audience.
We look at a resort as a system: who runs it, what's in phase one and when phase two arrives.
Properties
9 properties in Nyang-Nyang
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.
NYANG NYANG
from Rp 1.75 bn/ 25 + 25 years
Manta Livin
Nyang Nyang · Apartments and villas
- 1–3 bedrooms
- 35–110 m²
- leasehold 25
See details
NYANG NYANG
Rp 3.27 bn/ 25 + 25 years
Manta Shell Villa
Nyang Nyang · 1-bedroom villa
- 1 bedroom
- 45 m² · plot 162 m²
- leasehold 25+25
See details
NYANG NYANG
Rp 15.49 bn/ 25 + 25 years
Manta Delmar Villa
Nyang Nyang · 3-bedroom villa
- 3 bedrooms
- 188 m²
- leasehold 25+25
See details
NYANG NYANG
Rp 1.75 bn/ 25 + 25 years
Manta Seaborne 1BR
Nyang Nyang · 1-bedroom apartment
- 1 bedroom
- 30 m²
- leasehold 25 + 25
See details
NYANG NYANG
Rp 7.79 bn/ 25 + 25 years
Manta Haven Villa 2BR
Nyang Nyang · 2-bedroom villa
- 2 bedrooms
- 129 m²
- leasehold 25+25
See details
NYANG NYANG
from Rp 4.25 bn/ 27 years (to confirm)
Nyang Nyang Beach Villas
Nyang Nyang · Villa complex
- 2 bedrooms
- 158 m²
- leasehold 27
See details
NYANG NYANG
Rp 4.25 bn/ 27 years (to confirm)
Mare Nostrum · 2BR villa
Nyang Nyang · 2-bedroom villa
- 2 bedrooms
- 158 m²
- leasehold 27
See details
NYANG NYANG
Rp 3.56 bn/ 22 + 15 years
One-bedroom loft villa near Nyang Nyang Beach
Nyang Nyang · 1-bedroom villa
- 1 bedroom
- 80 m²
- leasehold 22+15
See details
NYANG NYANG
Rp 2.66 bn/ 27 years
One-bedroom villa with a garden, Nyang Nyang
Nyang Nyang · 1-bedroom villa
- 1 bedroom
- 60 m²
- leasehold 27
See details
The numbers
What you net in Nyang-Nyang
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 |
|---|---|---|---|---|---|
| Manta Shell Villa1 bedroom · 45 m² · plot 162 m² | Rp 3.27 bn | Rp 1.9 million | Rp 254 million | 7.8% | 12.9 years |
| Manta Delmar Villa3 bedrooms · 188 m² | Rp 15.49 bn | Rp 5.0 million | Rp 647 million | 4.2% | 23.9 years |
| Manta Seaborne 1BR1 bedroom · 30 m² | Rp 1.75 bn | Rp 1.3 million | Rp 173 million | 9.9% | 10.1 years |
| Manta Haven Villa 2BR2 bedrooms · 129 m² | Rp 7.79 bn | Rp 3.2 million | Rp 416 million | 5.3% | 18.7 years |
| Mare Nostrum · 2BR villa2 bedrooms · 158 m² | Rp 4.25 bn | Rp 3.0 million | Rp 428 million | 10.1% | 9.9 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.
Guides
Worth reading before you buy in Nyang-Nyang
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
Straight answers
Questions about Nyang-Nyang
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Is Nyang Nyang part of Uluwatu?
It's ten minutes south. Same Uluwatu audience, but the area is early and the projects build their own services.
What does a Nyang Nyang resort villa net?
About 6–8% net after the operator's commission, taxes and upkeep, at Rp 2.5 million a night and 70% occupancy. Resort management costs more than a regular villa manager.
Should I worry about 3D-printed concrete?
No need to worry, but do check it. The technology has less than ten years of track record, so we ask for a structural warranty and repair terms.