NYANYI · ID RR-2077

.618 Collection Vol.2: villa with three bedrooms and a flex room, 295 m²

Freehold is the headline on this Vol.2 villa, due for handover in Q4 2026 and priced at Rp 17.95 bn. You get three bedrooms plus a flexible fourth room, 295 m² of living space, a 42 m² pool with a deck and a cinema room upstairs. The plot measures roughly 500 m², and OXO Living manages the rental.

Unit in .618 Collection · units listed: 2

  • Freehold
  • Finishing
  • OXO Living management
  • Cinema room and garage
  • 3+1bedrooms and a study
  • 3bathrooms
  • 490 m²total built area
  • 492–550 m²plot
  • Freeholdper the developer
  • 42 m²pool with deck

Property

What you get

Vol.2 is the second .618 phase near Nuanu: just six villas on plots of 492 to 550 m². Each house has two floors, 490 m² of total built area and 295 m² of living space (about 3,175 sq ft). The beach is a ten-minute walk, and Canggu is ten minutes away by scooter.

Downstairs you get a 56 m² living room glazed on three sides, the kitchen and dining room, and two guest bedrooms. The upper floor holds the master suite with a walk-in closet and a 14 m² cinema room. The fourth room works as a study, a gym or a third guest room. Concrete and brick carry the structure, with ironwood and teak, granite, marble and black lava stone in the finish. German three-layer waterproofing matters here: humidity and seismic loads decide how long a Bali house lasts. Furniture, appliances and a 20 m² garage come with the price.

The developer sells the land as freehold and cites HGB / Hak Milik as the basis. Hak Milik is off-limits to a foreigner as a private person, so we get the registration route and the contracting party in writing before any deposit. The villa costs Rp 17.95 bn. The building approval is in place, and handover is set for Q4 2026. The developer agrees a payment schedule with each buyer.

The numbers for this property

.618 Collection · Vol.2 3+1BR yield: gross and net

The developer quotes an 11.5% annual rental yield and 16.4% in total with price growth. Its model runs at Rp 11.5 million a night and 78% occupancy on Canggu history for 2022–2024, against a Rp 17.95 bn price. Below is our model: the Nyanyi market rate, after deducting management, tax, wear and upkeep.

Gross 8.6%≈ Rp 1.54 bn a year at 70% occupancy and Rp 6.0 million a night Net 5.1%≈ Rp 923 million a year · payback ≈ 19.5 years
  • Gross rental incomeRp 1.54 bn8.6% of price · rate Rp 6.0 million, occupancy 70%
  • Management companyRp 277 million18% of revenue · market range 15–25%
  • TaxRp 154 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 185 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 923 million5.1% of price · payback ≈ 19.5 years
Occupancy scenarios: .618 Collection · Vol.2 3+1BR
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.32 bnRp 527 millionRp 791 million4.4%22.7 years
70%baseRp 1.54 bnRp 615 millionRp 923 million5.1%19.5 years
80%strongRp 1.76 bnRp 703 millionRp 1.05 bn5.9%17.0 years

Where the numbers come from

Developer's figures
The developer quotes an 11.5% annual rental yield and 16.4% in total with price growth. Its model runs at Rp 11.5 million a night and 78% occupancy on Canggu history for 2022–2024, against a Rp 17.95 bn price. Shown as published. They are not part of our model.
Nightly rate
Rp 6.0 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.

Ownership

Ownership & what you actually get

The developer markets this villa as freehold. For a foreign buyer that usually means a PT PMA holding HGB, which runs 30 years with extensions, but we wait for the developer's document to confirm the actual route. Once it's clear, you sign a PPJB and then the deed at a notary. The PBG is in place. SLF and the rental license follow handover.

Ownership and permits: .618 Collection · Vol.2 3+1BR
Form of ownershipFreehold, per the developerForeigners 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). The developer names HGB / Hak Milik as the basis, and we get the route for a foreign buyer in writing before the deposit.
Lease termDepends on the structureWith a PT PMA holding HGB, the right lasts 30 years and can be extended. We settle the answer once the developer's paper arrives and price the company's upkeep for you.
ZoningConfirming with RDTRThe plot's zone gets checked in RDTR and OSS before you commit, not taken from the seller.
Building approval (PBG)IssuedThe developer holds the building approval. A copy goes into our report before the deposit.
Developer.618 DevelopmentWe look at the company, the land right and who signs the contract. Vol.1 of the same collection already stands.
Certificate of occupancy (SLF)After handover, Q4 2026Without an SLF the regency issues no rental license. Payments track construction stages, not the calendar.
Short-term rental license (NIB)After handoverAirbnb, 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 handoverTurnkey, handover Q4 2026The furniture and appliance list becomes an appendix to the contract. We confirm the 25-year structural warranty with a developer document.
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.2 3+1BR?

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

Terms

.618 Collection · Vol.2 3+1BR payment schedule

  1. ReservationYou and the developer agree the deposit size, and the villa comes off the market.
  2. Construction stagesEach installment matches a stage we've seen finished, not a date on a calendar.
  3. HandoverThe balance goes out against the handover certificate and the villa's documents.

Vol.2 has no fixed payment plan: the developer works out a schedule with each buyer. We lock yours into the PPJB after the checks.

Location

Location: Nyanyi · next to Nuanu

Nuanu City fills 44 oceanfront hectares with beaches, schools, restaurants and event venues. More than 400 units are on its plan through 2027, and guest numbers climb as each piece opens.

.618 Collection Vol.2: loungers by the pool, living room behind the glass
Nyanyi · Tabanan · 10 min walk to the beach
  • Beach≈ 250 m · 10 min walk
  • Nuanu Creative Citynext door
  • ProEdGlobal school≈ 420 m
  • Canggu≈ 10 min
  • Ngurah Rai Airport≈ 60 min

A school 420 m away makes this villa a real option for a family that lives here. Rental rates trail Canggu for now, while demand follows Nuanu's growth.

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.2 3+1BR

What does Rise Real Bali charge when I buy the Vol.2 villa?

Zero. Our commission sits on the developer's side of the deal, inside the price on this page. Before your deposit we go over the land right, every permit and the draft contract at our own expense, and the findings reach you in writing. You pay for the villa itself, the notary and the government fees on the deal. We add no markup to the price list.

Can I buy the .618 Vol.2 villa from abroad?

Yes. We show the villa and the build on Zoom and shoot video on site. Once you sign a power of attorney, a notary handles the contract for you, so you don't need to travel for signing. At handover we inspect the villa with a defect list, collect the keys and connect you with the management company.

Where do the yield numbers come from?

AirROI data for the area over the past twelve months gives the starting nightly rate. We adjust it for this villa's type, size and class, which gives Rp 6.0 million. Occupancy runs in three cases for managed rentals: 60, 70 and 80%. Costs take 40% of revenue. Nobody can promise the result, so treat it as our estimate.

What does freehold mean for Vol.2?

The developer sells Vol.2 without a lease term and cites HGB / Hak Milik as the legal basis. Foreigners can't own Hak Milik in their own name, and the usual setup is a PT PMA holding HGB. The developer has to confirm the route in a document. Until it does, we don't send a deposit, and we price the company's running costs in advance.

What does the price of the villa cover?

The villa comes turnkey: finishes, furniture, appliances and textiles to the developer's specification. The 42 m² pool with its deck, the landscaped plot and a one-car garage are in the price too. We go through the specification line by line before the deposit, and it becomes a contract appendix. OXO Living management takes a separate agreement.

Properties

Similar properties

See all properties →