NUSA DUA · ID RR-5669

Kiara Beachfront: one-bedroom apartment, 83 m², in Nusa Dua

An 83 m² (≈ 895 sq ft) one-bedroom with a terrace sits on the Nusa Dua beachfront, with shared pools, a spa and a restaurant on site. The leasehold is 31 years and the price is Rp 3.95 bn, semi furnished, with 30% due as the first payment.

Lokal w projekcie Kiara Beachfront · lokale w katalogu: 3

  • Leasehold 31 years
  • Beachfront
  • Semi furnished
  • 1–3 bedrooms
  • 1bedroom
  • 1bathroom
  • 83 m²size
  • Beachbeachfront
  • Leasehold31 years

Nieruchomość

What you get

At 83 m² (≈ 895 sq ft), this is the entry point to the project: one bedroom, one bathroom and a terrace, finished semi furnished.

The likely guest is a couple on a beach holiday. A turnkey furniture package costs Rp 300 million on top, and you should add it to your budget.

We use Rp 1.5 million a night, the level for one-bedroom apartments in Nusa Dua, set higher because the building stands on the beachfront. Occupancy is 79% in the base case, 69% cautious and 89% strong. Operating costs take 20% of revenue. The base case leaves about Rp 347 million a year, 8.8% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Kiara Beachfront · apartament z 1 sypialnią, 83 m²: brutto i netto

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 1.5 million, with operating costs deducted from revenue.

Brutto 11,0%≈ Rp 434 mln rocznie przy obłożeniu 79% i cenie Rp 1,5 mln za noc Netto 8,8%≈ Rp 347 mln rocznie · okres zwrotu ≈ 11,4 lat
  • Przychód z najmu bruttoRp 434 mln11,0% ceny · Rp 1,5 mln za noc, obłożenie 79%
  • Operating costsRp 86,8 mln20% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 347 mln8,8% ceny · okres zwrotu ≈ 11,4 lat
Scenariusze obłożenia: Kiara Beachfront · apartament z 1 sypialnią, 83 m²
ObłożeniePrzychód bruttoKoszty 20%Netto% cenyOkres zwrotu
69%cautiousRp 379 mlnRp 75,8 mlnRp 303 mln7,7%13,0 lat
79%baseRp 434 mlnRp 86,8 mlnRp 347 mln8,8%11,4 lat
89%strongRp 489 mlnRp 97,7 mlnRp 391 mln9,9%10,1 lat

The base case assumes 79% occupancy under professional management. Cautious is 69%, strong is 89%.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 1,5 mln – nasz szacunek dla lokalizacji: na podstawie porównywalnych obiektów w okolicy z profesjonalnym zarządzaniem, z korektą o typ, powierzchnię i standard wykończenia.
Obłożenie
Hotele na Bali miały w 2025 r. średnio 73,2% obłożenia (Horwath HTL / C9 Hotelworks). Dla najmu z profesjonalnym operatorem liczymy trzy scenariusze: ostrożny 69%, bazowy 79% i optymistyczny 89%.
Koszty
20% przychodu: koszty operacyjne obiektu.
Porównywalne oferty
NAI Villa V4M: 10,0% netto przy obłożeniu 59%; Ramada Home-room: 10,1% netto przy obłożeniu 53%; EDEM II · Condo villa 33 m²: 9,9% netto przy obłożeniu 42%.
Raporty i dane
Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (marzec 2026); Colliers — Bali Hotel Market Report Q2 2026; nasz raport rynkowy Bali 2026; stopa zwrotu z willi w Canggu i Pererenan.

To szacunek Rise Real Bali, a nie gwarancja dochodu. Cenę za noc i obłożenie przeliczamy dla konkretnego lokalu i operatora najmu, dane nieruchomości pochodzą z materiałów dewelopera. Metodę i to, czego nie gwarantujemy, opisujemy w informacjach prawnych.

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Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

This one-bedroom is held on a 31-year leasehold. The developer hasn't stated an extension, so we're confirming it and will write whatever is agreed into the contract. You sign the PPJB with a notary, and the remaining years count from handover. Stage and handover date are still with the developer, as are the PBG, SLF and rental license.

Prawo i pozwolenia: Kiara Beachfront · apartament z 1 sypialnią, 83 m²
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term31 yearsNo extension is stated, so we ask the developer about it. The years left are counted from handover.
ZoningTo confirmOur RDTR extract shows the zone and any building limits before you put down a deposit.
Building approval (PBG)To confirmYou get the permit number and an extract from us ahead of the deposit.
DeveloperMirah I&DWe check the entity behind the project and the buildings it has completed.
Certificate of occupancy (SLF)To confirmThe rental license needs an SLF, and the status goes into our report before you pay anything.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverSemi furnished, furniture extraFurniture isn't in the base price. The stage and handover date come from the developer, and the specification becomes a contract appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuDoradczyni · Rise Real Bali
Na WhatsApp

Cześć, tu Gusti. Wysłać Ci pełny cennik i harmonogram wpłat dla Kiara Beachfront · apartament z 1 sypialnią, 83 m²?

Zostaw numer WhatsApp – wyślę je jeszcze dziś, razem z wyliczeniem stopy zwrotu netto.

Warunki

Harmonogram wpłat – Kiara Beachfront · apartament z 1 sypialnią, 83 m²

  1. BookingA booking fee of Rp 20 million, refundable within two weeks.
  2. First paymentThirty percent of the unit price.
  3. BalanceYou pay the rest within up to three months.

Prices exclude value-added tax and notary fees. The PPJB records the order once our checks end.

Położenie

Położenie: Beachfront · Nusa Dua

Nusa Dua is the planned resort district: a wide beach, international hotel brands and even infrastructure. It's calmer than Canggu, with less street life.

Kiara Beachfront 1BR: the complex and its beach-side pool
Nusa Dua · Badung · Nusa Dua Beach
  • Ngurah Rai Airport≈ 6.8 km, straight line
  • GWK Cultural Park≈ 7.4 km, straight line
  • Jimbaran Bay Beach≈ 7.1 km, straight line
  • Seminyak center≈ 11 km, straight line

Buyers pick Nusa Dua for the beach and steady hotel-driven demand. There are fewer cafés and bars than in Canggu.

Beachfront · Nusa Dua · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Kiara Beachfront · apartament z 1 sypialnią, 83 m²

What does Rise Real Bali charge for the Kiara Beachfront 1BR?

Nothing. You pay the developer's price, and the developer pays our commission. We cover checks before the deposit. For this apartment we read the 31-year lease and ask about an extension, compare the zone with RDTR, and request the developer's legal entity, the PBG number and a copy of the permit.

Can I buy the one-bedroom apartment without flying to Bali?

Yes. You tour it on Zoom, and a notary works under your power of attorney. We accept the apartment on your behalf. Stage and handover date are still with the developer. You pay 30% first and the balance within three months, and we check each stage on site before the final payment.

Where do the yield numbers come from?

The nightly rate of about Rp 1.5 million comes from comparable apartments in Nusa Dua, adjusted upward for the beachfront. Base occupancy of 79% reflects our segment with professional management. Operating costs take 20% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Does the price include furniture?

No. The apartment comes semi furnished, and a turnkey furniture package costs Rp 300 million extra. Add it when you compare this unit with others. The furniture and appliance specification goes into an appendix to the contract, and we check it against what you receive.

Oferty

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