Nyanyi · Nuanu · Frontier

Nyanyi and Nuanu property for sale: villas inside a creative city

Our catalog lists 30 properties in Nyanyi · Nuanu, 18 villas and 12 apartment listings, priced from Rp 1.94 bn to Rp 17.95 bn. Buy in Nyanyi and you're buying into Nuanu City: a school, coworking, festivals and restaurants on 44 hectares, fifteen minutes from Canggu. More than 400 units are announced by 2027, and guests book the city itself.

  • Market noteNuanu City: 44 hectares, over 400 units announced by 2027
  • Entry pricefrom Rp 1.94 bn
  • Properties listed30
See properties in Nyanyi · Nuanu
Nyanyi · Nuanu, Bali
Nyanyi · Nuanu · Bali

In short

Nyanyi suits buyers who want a frontier price with infrastructure already in place. Nuanu City covers 44 hectares and brings its own school, coworking and events, so demand comes from the place itself. Villas start around Rp 6.37 bn, and a pool villa nets 7–9% a year at 70% occupancy in our model.

Gusti Ayu

Is Nyanyi · Nuanu the right area for you?

Gusti Ayu will send villas and prices in Nyanyi · Nuanu for your budget on WhatsApp.

Who it suits

Who Nyanyi · Nuanu works for

For rental income

Guests come for Nuanu's events, beach club and restaurants, which supports occupancy even this far from Canggu.

To live in

The strongest living case on the frontier: a school, coworking and a food scene inside the city, and a black-sand beach a few minutes away.

For resale

Demand grows as Nuanu does, so resale value follows the city's build-out.

Rental market

The rental market in Nyanyi · Nuanu

AirROI has no separate sample for Nyanyi yet, so we don't quote a market rate. Our model caps base-case occupancy at 70% while the area builds out.

At that level a villa with a pool nets 7–9% a year, and each unit page carries the full model with all three scenarios.

Area guide

How we look at Nyanyi · Nuanu

Nyanyi is a black-sand beach fifteen minutes from Canggu and the home of Nuanu Creative City. Here the place creates its own demand instead of borrowing it from the core, a rare frontier with its infrastructure already built.

Our own project, Rise Villas, is here, next to Black Sands Oasis by UNIT Space. We say so plainly: when we sell our own project, we show the same documents and the same model as for anyone else's.

Properties

30 properties in Nyanyi · Nuanu

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 Nyanyi · Nuanu listings in the catalog →

The numbers

What you net in Nyanyi · Nuanu

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
Rise Villas · Unit #42 bedrooms · 153.5 m²Rp 5.49 bnRp 3.0 millionRp 461 million8.4%11.9 years
Rise Villas · Unit #52 bedrooms · 153.5 m²Rp 6.20 bnRp 3.0 millionRp 461 million7.4%13.4 years
Rise Villas · Unit #1-21 bedroom · 75.75 m²Rp 3.36 bnRp 2.2 millionRp 339 million10.1%9.9 years
BSO Villa 1BD1 bedroom · 71.3 m²Rp 3.36 bnRp 2.0 millionRp 312 million9.3%10.8 years
BSO Villa 2BD2 bedrooms · 104.61 m²Rp 4.49 bnRp 2.7 millionRp 407 million9.1%11.0 years
BSO StudioStudio · 31.2 m²Rp 1.94 bnRp 1.2 millionRp 190 million9.8%10.2 years
Origins · Villa #1 2BR2 bedrooms · 251 m²Rp 7.96 bnRp 4.6 millionRp 647 million8.1%12.3 years
.618 Collection · Vol.2 3+1BR3+1 bedrooms · 295 m²Rp 17.95 bnRp 6.0 millionRp 923 million5.1%19.5 years
.618 Collection · Vol.1 3BR3 bedrooms · 250 m²Rp 12.26 bnRp 5.3 millionRp 814 million6.6%15.1 years
The Pavilions · 3BR villa3 bedrooms · 149 m²Rp 11.24 bnRp 4.6 millionRp 705 million6.3%15.9 years
The Pavilions · 4BR villa4 bedrooms · 233 m²Rp 17.34 bnRp 6.4 millionRp 977 million5.6%17.8 years
X Hotel · Studio 32 m²Studio · 32 m²Rp 2.93 bnRp 1.3 millionRp 204 million6.9%14.4 years
X Hotel · 1BR apartment1 bedroom · 57 m²Rp 4.74 bnRp 2.0 millionRp 312 million6.6%15.2 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 Nyanyi · Nuanu

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 Nyanyi · Nuanu

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

All guides →

Straight answers

Questions about Nyanyi · Nuanu

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

What is Nuanu and why does it matter for rentals?

A 44-hectare private city with its own school, coworking, beach club and events. Guests travel to Nuanu, not just to Tabanan, and that supports occupancy.

Is Rise Villas your own project?

Yes. We're the developer and the broker. So for Rise Villas we show the building approval (PBG), the land lease and a model net of expenses, the same as for any other project.

What yield can I expect in Nyanyi?

A pool villa nets 7–9% a year at 70% occupancy. The area is still building out, so our base case doesn't go above 70%.

Nearby

Neighboring areas

All areas →

Frontier

Kedungu

≈ Rp 1.6 million, our model a night · — occupancy

Area guide

Growth ring

Pererenan

Rp 3 million a night · 45–48% occupancy

Area guide

Core market

Canggu

Rp 3.9 million a night · 37.5% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
On WhatsApp

Hi, I'm Gusti. Want to hear about new launches before they go public?

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