NUSA DUA · ID RR-5668

Kiara Beachfront: two-bedroom apartment, 123 m², in Nusa Dua

Two bedrooms and two bathrooms share 123 m² (≈ 1,325 sq ft) at this Nusa Dua beach apartment, which comes with a terrace, two pools and a restaurant in the complex. The lease is 31 years, and it costs Rp 6.76 bn.

Lokal w projekcie Kiara Beachfront · lokale w katalogu: 3

  • Leasehold 31 years
  • Beachfront
  • Semi furnished
  • 1–3 bedrooms
  • 2bedrooms
  • 2bathrooms
  • 123 m²size
  • Beachbeachfront
  • Leasehold31 years

Nieruchomość

What you get

Two bedrooms and two bathrooms in 123 m² make this the main family format. The terrace has a dining area and an ocean view.

The finish is semi furnished, and the furniture package costs Rp 350 million extra. The complex adds a kids' club and a gym, which families look for when they pick an apartment.

We use Rp 3.0 million a night, the level for two-bedroom apartments and villas in Nusa Dua. Occupancy is 68% in the base case, 58% cautious and 78% strong. Operating costs take 20% of revenue. The base case leaves about Rp 597 million a year, 8.8% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Kiara Beachfront · apartament z 2 sypialniami, 123 m²: brutto i netto

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 3.0 million, then operating costs taken off revenue.

Brutto 11,0%≈ Rp 747 mln rocznie przy obłożeniu 68% i cenie Rp 3,0 mln za noc Netto 8,8%≈ Rp 597 mln rocznie · okres zwrotu ≈ 11,3 lat
  • Przychód z najmu bruttoRp 747 mln11,0% ceny · Rp 3,0 mln za noc, obłożenie 68%
  • Operating costsRp 149 mln20% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 597 mln8,8% ceny · okres zwrotu ≈ 11,3 lat
Scenariusze obłożenia: Kiara Beachfront · apartament z 2 sypialniami, 123 m²
ObłożeniePrzychód bruttoKoszty 20%Netto% cenyOkres zwrotu
58%cautiousRp 637 mlnRp 127 mlnRp 510 mln7,5%13,3 lat
68%baseRp 747 mlnRp 149 mlnRp 597 mln8,8%11,3 lat
78%strongRp 857 mlnRp 171 mlnRp 685 mln10,1%9,9 lat

Our base case is 68% occupancy with a professional manager. The cautious case is 58% and the strong case 78%.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 3,0 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 58%, bazowy 68% i optymistyczny 78%.
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.

Poproś o wyliczenie na WhatsApp

Własność

Jakie prawo kupujesz i w jakim stanie są dokumenty

The apartment is a 31-year leasehold with no extension stated, a point we raise with the developer. A notary registers the lease after you sign the PPJB. We count the remaining years from handover. Zoning, the PBG, the SLF and the rental license are all open items that we chase in writing before any deposit.

Prawo i pozwolenia: Kiara Beachfront · apartament z 2 sypialniami, 123 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 yearsThe developer states no extension, and we ask for one in writing. Remaining years run from handover.
ZoningTo confirmThe RDTR extract tells us the zone and any limits on building, and we have it before a deposit.
Building approval (PBG)To confirmBefore you reserve, we collect the permit number and a copy.
DeveloperMirah I&DOur review looks at the company and the projects it has finished.
Certificate of occupancy (SLF)To confirmNo SLF means no rental license, so payments follow the build stages we confirm.
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 sits outside the base price. We take stage and handover from the developer, then attach the specification to the contract.
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 2 sypialniami, 123 m²?

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

Warunki

Harmonogram wpłat – Kiara Beachfront · apartament z 2 sypialniami, 123 m²

  1. BookingRp 20 million holds the apartment, and you can get it back within two weeks.
  2. First paymentThirty percent of the price goes in next.
  3. BalanceThe remainder is due inside three months.

Value-added tax and notary charges aren't in the price. We set the order in the PPJB after due diligence.

Położenie

Położenie: Beachfront · Nusa Dua

Nusa Dua is an organized resort with a broad beach and international hotel chains. A family gets calm and reliable services, and gives up the street life of Canggu.

Kiara Beachfront 2BR: beach-side pool and the building behind it
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

Hotels nearby feed steady demand for large apartments. Evenings are quieter than in the west-coast districts.

Beachfront · Nusa Dua · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Kiara Beachfront · apartament z 2 sypialniami, 123 m²

What does Rise Real Bali charge on the Kiara Beachfront 2BR?

Nothing. The developer's price is yours to pay, and the developer covers our commission. We fund the checks before a deposit. Here they cover the 31-year lease and the extension question, the zone against RDTR, and the developer's entity with the PBG number and a copy of the permit.

Can I buy the two-bedroom apartment from abroad?

Yes. We walk you through it on Zoom, and a notary signs for you under a power of attorney. We take delivery for you. The developer still has to give us the stage and the handover date. Pay 30% first and the balance within three months, with the last payment against the documents.

How do you price a 123 m² apartment for rent?

We start from about Rp 3.0 million a night, based on two-bedroom apartments and villas in Nusa Dua, and apply 68% occupancy in the base case. Operating costs take 20% of revenue. The result is a Rise Real Bali estimate, not a promise of income.

Is this apartment good for a family?

The layout suits one: two bedrooms, two bathrooms, a terrace for meals and a beach in front of the building. The complex has a kids' club and a gym. The trade-off is a quieter district with fewer cafés and bars than Canggu. Furniture costs Rp 350 million extra.

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