NYANYI · ID RR-2133

.618 Collection Vol.1: three-bedroom villa, 250 m², near Nuanu

A 42 m² pool with a deck sits at the center of this Vol.1 villa: three bedrooms, three bathrooms and 250 m² of living space on a plot from 385 m². Rp 12.26 bn buys it on a 25 + 25 year lease, fully furnished, with OXO Living management. We're confirming the build status against the stated Q4 2025 handover.

Unit in .618 Collection · units listed: 2

Leasehold 25 + 25 years
Finishing
OXO Living management

3bedrooms
3bathrooms
250 m²living area
385–501 m²plot
Leasehold25 + 25 years
42 m²pool with deck

Property

What you get

Vol.1 is the first .618 phase, and this is its three-bedroom villa. The house covers 490 m² of total built area, with 250 m² (≈ 2,690 sq ft) of it living space, on a plot starting at 385 m². Interiors, furniture and appliances come with the price, and so does OXO Living as the manager.

Nyanyi runs quieter than Canggu, and demand keeps rising as Nuanu grows next door. Three bedrooms and a big pool suit families and groups who book a week or longer. Longer stays mean fewer changeovers and fewer empty nights.

Our model prices a night at Rp 5.3 million, in line with three-bedroom villas with big pools around Nuanu. That sits above the Nyanyi median and skips the Canggu premium in the developer's math. We run 60, 70 and 80% occupancy and treat 70% as the base. Costs absorb 40% of revenue, so the base case nets about Rp 814 million yearly, 6.6% on the price.

The numbers for this property

.618 Collection · Vol.1 3BR yield: gross and net

The developer quotes a 13.7% rental yield, or 18.7% with price growth, at 77% occupancy on Canggu data for 2022–2023. Those figures come before any costs. Below is our model: a Nyanyi rate of Rp 5.3 million a night, less the manager's fee, tax, wear and upkeep.

Gross 11.1%≈ Rp 1.36 bn a year at 70% occupancy and Rp 5.3 million a night Net 6.6%≈ Rp 814 million a year · payback ≈ 15.1 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 1.36 bn11.1% of price · rate Rp 5.3 million, occupancy 70%
Management companyRp 244 million18% of revenue · market range 15–25%
TaxRp 136 million10% of rental income · rate depends on the structure
Wear and upkeepRp 163 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 814 million6.6% of price · payback ≈ 15.1 years

Occupancy scenarios: .618 Collection · Vol.1 3BR
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 1.16 bn	Rp 465 million	Rp 698 million	5.7%	17.6 years
70%base	Rp 1.36 bn	Rp 543 million	Rp 814 million	6.6%	15.1 years
80%strong	Rp 1.55 bn	Rp 620 million	Rp 930 million	7.6%	13.2 years

Where the numbers come from

Developer's figures: The developer quotes a 13.7% rental yield, or 18.7% with price growth, at 77% occupancy on Canggu data for 2022–2023. Those figures come before any costs. Shown as published. They are not part of our model.
Nightly rate: Rp 5.3 million, our estimate for the area: AirROI data for Nyanyi, trailing 12 months to July 2026, adjusted for the property type, size and finish.
Occupancy: Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: Rise Villas · Unit #4: 8.4% net at 70% occupancy; Rise Villas · Unit #5: 7.4% net at 70% occupancy; Rise Villas · Unit #1-2: 10.1% net at 70% occupancy.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

Your right here is a 25-year land lease on the villa plot, and the developer states a second 25-year term. The paperwork goes reservation, PPJB, then a lease deed at a notary. We still need the RDTR zoning and the PBG number. After construction wraps, the SLF comes first. The short-term rental license can only follow it.

Ownership and permits: .618 Collection · Vol.1 3BR
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 yearsThis villa is leasehold. The sister phase is sold freehold, which a foreign buyer takes as HGB through a PT PMA, and we cost that structure separately if you ask.
Zoning	Confirming with RDTRAn RDTR and OSS extract settles the plot's zone before any deposit. We don't rely on what the seller says.
Building approval (PBG)	Number requestedThe permit number and its extract reach us before you commit money.
Developer	.618 DevelopmentOur check covers the company, the land right and the current state of construction.
Certificate of occupancy (SLF)	After construction endsThe regency won't grant a rental license without the SLF, so your payments follow finished work.
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, date to confirmWe attach the furniture and appliance specification to your 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 AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for .618 Collection · Vol.1 3BR?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

.618 Collection · Vol.1 3BR payment schedule

ReservationYour deposit takes the villa off sale; the developer hasn't named the amount yet.
30% first paymentYou pay 30% of the price under the signed contract.
Balance at handoverThe remainder moves when you get the keys and the full set of documents.

For a villa this close to done, we ask the developer to let most of the price ride on the handover certificate. We request the full schedule for your lot.

Location

Location: Nyanyi · next to Nuanu

Rentals across Nyanyi hold about 50% occupancy on average, while individual villas beat that year after year. Next door, Nuanu City covers 44 hectares and has announced more than 400 units by 2027.

.618 Collection Vol.1: pool and terrace by the living room — 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

Guests come for Nuanu's venues and the beach, and demand grows with each new part of the master plan. You give up Canggu-level nightly rates for now.

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 · Vol.1 3BR

What does Rise Real Bali charge when I buy the Vol.1 villa?

Nothing on your side. The developer's price stands and the developer pays us. We run the document check before your deposit at our own expense and hand you a written report. On this villa the focus is the 25 + 25 year lease and the exact wording of the extension clause. The RDTR zoning and PBG number come before the deposit.

Can I buy this .618 villa remotely?

You can. We show it on a Zoom call and send footage from the plot. Once you grant a power of attorney, the notary completes the signing and you never have to fly in. Our team runs the handover walk-through with a defect list, and we check the furniture, the appliances and whether the SLF has come through.

Where do the yield numbers come from?

The nightly rate comes from AirROI for Nyanyi over a trailing year, adjusted for a villa of this type. For this one it's Rp 5.3 million. Three occupancy cases, 60, 70 and 80%, reflect professionally managed rentals, and we strip out 40% of revenue to cover the manager, tax, wear and upkeep. You get an estimate, not a guarantee.

Why is your yield lower than the developer's?

The developer's 13.7% uses Canggu occupancy of 77% and leaves out costs. We use the Nyanyi rate and cut 40% of revenue for running the villa. At 70% occupancy that leaves about Rp 814 million a year, or 6.6% net. Even the strong case at 80% gives 7.6%. Base your decision on the net figure.

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