NYANYI · ID RR-1133

.618 Collection: three-bedroom pool villas beside Nuanu City, Nyanyi

Golden-ratio proportions shape every villa in this two-phase collection by .618 Development, a ten-minute walk from the shore at Nyanyi. Vol.1 starts at Rp 12.26 bn for three bedrooms and 250 m² on a 25 + 25 year lease. Vol.2, due in Q4 2026, adds a flexible fourth room, 295 m² of living space and a freehold offer. OXO Living runs the rentals.

Leasehold
Finishing
OXO Living management

3–4bedrooms
490 m²total built area
385–501 m²plots
25+25years · Vol.1 lease
Q4 2025 · Q4 2026handover Vol.1 · Vol.2
42 m²pool with deck

Property

What you get

.618 Development designs its villas around one idea, the golden ratio, and sells each one as a ready-made rental business. Furniture, appliances and OXO Living management come in the package. Both collections sit right beside Nuanu Creative City near Nyanyi Beach, about ten minutes from Canggu and a ten-minute walk from the water.

Vol.1 gives you three bedrooms, 250 m² (≈ 2,690 sq ft) of living space inside 490 m² of total built area, and a 42 m² pool with a deck. Plots run from 385 to 501 m². Vol.2 goes bigger: three bedrooms plus a flexible room, 295 m² of living space on plots of about 490 m², and a freehold offer, which you rarely see on a finished rental project.

Prices include taxes. Vol.1 starts at Rp 12.26 bn and Vol.2 costs Rp 17.95 bn. The developer's yield figures lean on Canggu rental history at 77–78% occupancy, the very top of the market. Our models on the unit pages use lower occupancy cases and subtract every running cost. We're still confirming the Vol.1 handover date with the developer.

Developer price list

.618 Collection: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
Vol.1 · 3BR	250 m² living	3	Rp 12.26 bn	with numbers →
Vol.2 · 3+1BR · freehold	295 m² living	3+1	Rp 17.95 bn	with numbers →

Developer's prices in rupiah, taxes included. The purchase contract fixes the settlement currency and the rate, so the number you agree on stays put.

Ownership

Ownership & what you actually get

Vol.1 comes as a 25-year leasehold with another 25 years stated by the developer. Vol.2 sells as freehold, and since a foreigner can't hold Hak Milik personally, we need the developer's written route for your name before any deposit. Either way you sign a reservation, then a PPJB and a notarized deed. SLF and the rental license follow completion.

Ownership and permits: .618 Collection
Form of ownership	Leasehold (Vol.2: freehold)Foreigners 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 term	25 + 25 years (Vol.1)Vol.2 sells as freehold. The developer has to show on paper how a foreign buyer ends up holding it, and no deposit goes out until we see that document.
Zoning	Confirming with RDTRWe check the plot against the RDTR map and the OSS system before a deposit. The seller's word doesn't count as proof.
Building approval (PBG)	Number requestedWe ask for the permit number and an extract before you pay anything.
Developer	.618 DevelopmentWe verify the company, its right to the land and how far construction has gone. Both phases are in the final stretch.
Certificate of occupancy (SLF)	After construction endsNo SLF means no rental license. That's why we link your payments to finished stages instead of dates.
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 nominee	Not 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 escrow	None, 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 handover	Turnkey with furnitureThe list of furniture and appliances goes into the contract as an 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for .618 Collection?

Leave your WhatsApp and I'll send them today.09:41

Terms

.618 Collection payment schedule

ReservationA deposit holds your villa; we're confirming the amount with the developer.
30% first paymentDue under the contract once you sign; Vol.2 follows the developer's own price list.
Balance at handoverThe rest goes out when the villa is ready and the document pack reaches you.

We request a full schedule for the exact lot you choose. Since both phases are close to done, we push for most of the money to move against the handover certificate.

Location

Location: Nyanyi · next to Nuanu

Nuanu City spreads over 44 hectares next to the villas, with more than 400 units announced across its master plan by 2027. Nyanyi rentals average about 50% occupancy, and well-run villas hold steadily above that.

.618 Collection: a finished Vol.1 villa with its pool — Nyanyi · Tabanan · 10 min walk to the beach

Beach≈ 250 m · 10 min walk
Nuanu Creative Citynext door
Canggu≈ 10 min
Ngurah Rai Airport≈ 60 min

Nyanyi grows on Nuanu's traffic: demand climbs as the master plan adds venues and events. Nightly rates still sit below Canggu, which is the trade-off for a quieter coast.

Nyanyi · next to Nuanu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

10sights
4hotels
4restaurants
2bars
1school
1beach

Closest places

Nuanu Parksight · 298 m
Funky Placesight · 397 m
ProEdGlobalschool · 421 m
Nuanu Creative Citysight · 431 m
Lumeirasight · 432 m
Jungle Kidssight · 467 m
Magic Gardensight · 512 m
Hearthsight · 523 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about .618 Collection

What does Rise Real Bali charge when I buy at .618 Collection?

Zero. .618 Development covers our commission out of its list price, which is the figure you pay. We read the documents before any deposit at our own expense and give you our findings on paper. Here that means the 25 + 25 year lease on Vol.1, the PT PMA and HGB route for Vol.2, the RDTR zoning and the PBG number.

Can I buy a .618 Collection villa without flying to Bali?

Yes. A broker takes you around the villa on a video call, and we shoot extra footage of both phases. With a power of attorney on file, the notary in Bali can sign for you, so a flight is optional. At handover our team walks the villa with a defect list, and we confirm readiness and the SLF for each phase on site.

Where do the yield numbers come from?

Not on this project page. Each villa page carries its own model. We begin with what AirROI shows as the Nyanyi nightly rate, tuned to the villa format. Occupancy cases reflect villas under professional management. Running costs eat 40% of revenue in every case. Read the result as our estimate, never as guaranteed income.

What's the difference between Vol.1 and Vol.2?

Vol.1 is the first phase: three bedrooms, 250 m² of living space and a 25 + 25 year lease, with construction in its final stage. Vol.2 adds a flexible fourth room and 295 m², sells as freehold and targets handover in Q4 2026. Vol.2 costs Rp 17.95 bn against Rp 12.26 bn for Vol.1.

Units in this project