NUSA DUA · ID RR-5670

Kiara Beachfront: three-bedroom apartment, 223 m², in Nusa Dua

The 223 m² (≈ 2,400 sq ft) three-bedroom is the biggest apartment at Kiara Beachfront, with a wide ocean-facing terrace on the first line from the water in Nusa Dua. The leasehold is 31 years, and the price is Rp 12.60 bn.

Lokal w projekcie Kiara Beachfront · lokale w katalogu: 3

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

Nieruchomość

What you get

Three bedrooms and three bathrooms across 223 m² make the project's largest format. The terrace is roomy and faces the ocean.

Families and groups rent apartments like this for long stays. The turnkey furniture package costs Rp 400 million and is not included, so budget for it. The complex also has a spa.

We use Rp 4.6 million a night, the level for large apartments in Nusa Dua. Occupancy is 80% in the base case, 70% cautious and 90% strong. Operating costs take 20% of revenue. The base case leaves about Rp 1.08 bn a year, 8.5% of the price.

Wyliczenie dla tej nieruchomości

Stopa zwrotu – Kiara Beachfront · apartament z 3 sypialniami, 223 m²: brutto i netto

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 4.6 million, with operating costs deducted from revenue.

Brutto 10,7%≈ Rp 1,34 mld rocznie przy obłożeniu 80% i cenie Rp 4,6 mln za noc Netto 8,5%≈ Rp 1,08 mld rocznie · okres zwrotu ≈ 11,7 lat
  • Przychód z najmu bruttoRp 1,34 mld10,7% ceny · Rp 4,6 mln za noc, obłożenie 80%
  • Operating costsRp 269 mln20% of revenue · management, tax, wear and upkeep
  • Zostaje nettoRp 1,08 mld8,5% ceny · okres zwrotu ≈ 11,7 lat
Scenariusze obłożenia: Kiara Beachfront · apartament z 3 sypialniami, 223 m²
ObłożeniePrzychód bruttoKoszty 20%Netto% cenyOkres zwrotu
70%cautiousRp 1,18 mldRp 235 mlnRp 941 mln7,5%13,4 lat
80%baseRp 1,34 mldRp 269 mlnRp 1,08 mld8,5%11,7 lat
90%strongRp 1,51 mldRp 302 mlnRp 1,21 mld9,6%10,4 lat

The base case is 80% occupancy under a professional manager. Cautious is 70% and strong is 90%.

Skąd te liczby

Dane dewelopera
Deweloper nie podaje w materiałach stopy zwrotu, więc model opiera się wyłącznie na danych rynkowych.
Cena za noc
Rp 4,6 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 70%, bazowy 80% i optymistyczny 90%.
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

This apartment sits on a 31-year leasehold, and the developer states no extension. We ask whether one exists and write the answer into the contract. You sign the PPJB before a notary, and the term left counts from handover. Several items stay open until the developer replies: stage, handover date, PBG, SLF and the rental license.

Prawo i pozwolenia: Kiara Beachfront · apartament z 3 sypialniami, 223 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 appears in the developer's materials, so we put the question to them. The remainder counts from handover.
ZoningTo confirmWe obtain an RDTR extract showing the zone and building limits before your deposit.
Building approval (PBG)To confirmA permit number and a copy come to you before you reserve.
DeveloperMirah I&DWe study the legal entity and what it has delivered.
Certificate of occupancy (SLF)To confirmA rental license can't follow without an SLF. We keep your payments tied to stages we've confirmed.
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 is sold separately. Stage and handover come from the developer, and the specification is attached 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 3 sypialniami, 223 m²?

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

Warunki

Harmonogram wpłat – Kiara Beachfront · apartament z 3 sypialniami, 223 m²

  1. BookingA Rp 20 million fee reserves the unit and comes back if you cancel within two weeks.
  2. First paymentThirty percent of the unit price.
  3. BalanceThe rest is paid within up to three months.

The prices leave out value-added tax and notary fees. After checks, the PPJB fixes how and when you pay.

Położenie

Położenie: Beachfront · Nusa Dua

Nusa Dua is a resort built to a plan: broad sand, hotels from international chains, and dependable services. It's calmer than Canggu and has fewer places to go out.

Kiara Beachfront 3BR: pool on the beach side and the main block
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

The beach and the steady demand from nearby hotels are why people buy here. Cafés and bars are fewer than in Canggu.

Beachfront · Nusa Dua · mapa Google

Przewodnik po lokalizacji i wszystkie nieruchomości

Konkretne odpowiedzi

Pytania o Kiara Beachfront · apartament z 3 sypialniami, 223 m²

What does Rise Real Bali charge for the Kiara Beachfront 3BR?

Nothing. You pay the developer's price, and the developer pays our commission. We cover the checks before your deposit. On this apartment they include the 31-year lease and the extension question, the zone against RDTR, and the developer's legal entity with the PBG number and a copy of the permit.

Can I buy the three-bedroom apartment without visiting Bali?

Yes. You view it on Zoom, and a notary acts on your power of attorney. We accept the apartment for you. The developer still owes us the stage and the handover date. You pay 30% first and the balance within three months, and the final payment follows the document pack.

Who rents a 223 m² apartment, and at what rate?

Large families and groups book it for long stays. We start from about Rp 4.6 million a night, taken from big apartments in Nusa Dua, with base occupancy of 80% under professional management. Operating costs take 20% of revenue. It's our estimate, not guaranteed income.

What does the 3BR cost beyond the listed price?

The turnkey furniture package adds Rp 400 million. The developer's prices also leave out value-added tax and notary fees. Add all three when you compare this apartment with a villa. We ask the developer for the exact tax and fee amounts and put them in our written report.

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