NYANYI · ID RR-1007

Black Sands Oasis

UNIT Space is launching 103 homes inside Nuanu Creative City in a desert-modernist style: 20 studios and 83 villas, from a 31 m² studio up to a four-bedroom Sky villa. Prices start at Rp 1.94 bn on a 35-year lease. You put down 30% at signing, and the keys come in Q3 2027.

Property

What you get

Nuanu is a 44-hectare creative city on the Nyanyi coast with its own beach, a school, a coworking hub and festivals all year. Guests come for Nuanu itself, so demand here grows from the city rather than spilling over from the next district. Black Sands Oasis sits right inside it, six minutes from Black Sands Beach and about 15 from Canggu.

UNIT Space doesn't publish a financial model, so the yield on each unit page is ours. We price nights off neighboring Nuanu listings, set occupancy from our managed segment and take 40% of revenue for costs. Every unit comes turnkey with UNIT furniture. UNIT runs several projects at once, and we ask for the build schedule of this specific phase.

You buy a 35-year leasehold (Hak Sewa), and the offer describes no extension. That makes the exit year matter: we value the asset 10 to 15 years out, when the remaining lease is what the next buyer looks at first. The list runs from Rp 1.94 bn for a studio to Rp 4.49 bn for the two-bedroom villa, with 30% upfront and 24 months of installments.

Developer price list

Black Sands Oasis: 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
Studio (Garden, Palms+Ocean or Volcano View)	31.2 m²	studio	Rp 1.95 bn	with numbers →
Villa 1BD	71.3 m²	1	Rp 3.36 bn	with numbers →
Villa 2BD	104.61 m²	2	Rp 4.50 bn	with numbers →

Sizes and prices come from the developer's price list. The table shows three of the six formats, and we'll send the full list with floor plans on request. When you're ready to reserve, we confirm what's left and what it costs that day.

Ownership

Ownership & what you actually get

You get a 35-year Hak Sewa leasehold, notarized in your name or a holding company's. The offer is silent on renewal, so we get the extension terms from UNIT Space in writing before any money moves. You sign with the first 30%. The SLF lands at handover in Q3 2027, with the rental license after it.

Ownership and permits: Black Sands Oasis
Form of ownership	Leasehold (Hak Sewa)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	35 years (Hak Sewa)The offer doesn't spell out a renewal. We request the extension terms on paper from the developer.
Zoning	Nuanu master plan, extract to confirmNuanu follows its own master plan. We request an RDTR extract for this plot.
Building approval (PBG)	Requested from the developerThe permit number and a copy come from UNIT Space during our checks, before you pay a deposit.
Certificate of occupancy (SLF)	At handoverNo SLF means no rental license, so the handover payment waits for the document pack instead of a date.
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 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, Q3 2027The furniture and appliance list goes into an appendix 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 Black Sands Oasis?

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

Terms

Black Sands Oasis payment schedule

30% at signingOn the Villa 1BD, the first payment comes to Rp 1.01 bn.
70% over 24 monthsThe balance spreads across two years of stage-based installments.
HandoverYour last transfer goes out once the documents are in hand.

This is UNIT Space's plan. We link the installments to construction milestones rather than to calendar months.

Location

Location: Nyanyi · Nuanu

Guests come to Nuanu for its own reasons: the school, the coworking campus and a steady run of festivals on 44 hectares by Black Sands Beach. The wider Nyanyi area is still growing and far quieter than Canggu.

Nyanyi: the Nuanu ark at sunset — Nyanyi · Tabanan · 6 min to Black Sands Beach

Black Sands Beach6 min
Canggu15 min
Ngurah Rai Airport19 km
Nuanu school and coworkinginside the city

Pool villas in Nyanyi rent above the Tabanan average. Our model for this project uses Rp 2.1 million a night for a villa.

Nyanyi · Nuanu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

10sights
4restaurants
2bars
2hotels
1school

Closest places

Hearthsight · 255 m
Magic Gardensight · 282 m
Lumeirasight · 301 m
Nuanu Creative Citysight · 303 m
Jungle Kidssight · 328 m
ProEdGlobalschool · 346 m
Nuanu Parksight · 447 m
Phi Camp Hotelhotel · 542 m

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

Straight answers

Questions about Black Sands Oasis

What unit types does Black Sands Oasis have, and what do they cost?

Studios run from Rp 1.94 bn to Rp 2.04 bn depending on the view. The penthouse studio is Rp 2.12 bn. Villa 1BD costs Rp 3.36 bn, Villa 1BD Sky Rp 3.48 bn and Villa 2BD Rp 4.49 bn. The developer's price list is the source. UNIT Space covers our commission, so you pay list price.

How do I pay for a unit at Black Sands Oasis?

UNIT Space asks for 30% when you sign, which is Rp 1.01 bn on the Villa 1BD. The other 70% goes in installments over 24 months, and the final transfer waits for the document pack at handover in Q3 2027. We write the installments against construction milestones, not calendar months, so money follows progress on site.

What does Rise Real Bali charge when I buy at Black Sands Oasis?

Zero. UNIT Space's list price is the whole cost to you, since the developer funds our fee. We run the pre-deposit checks for free. Here that means verifying the 35-year Hak Sewa, chasing the renewal terms, pulling an RDTR extract for the Nuanu plot and getting the PBG number. You receive every finding in writing.

Can I buy at Black Sands Oasis without flying to Bali?

Yes. We tour the site with you on a video call, and a notary signs for you under your power of attorney, so no flight is needed. The project is in its launch phase with handover in Q3 2027. Before each installment, one of our team walks the Nyanyi site and confirms the stage is complete. At handover we check the turnkey fit-out against the furniture list in your contract.

Where do the yield numbers come from?

A single project-wide figure would mean little when prices range from a studio to a two-bedroom villa. So each model sits on a unit page, such as BSO Studio or BSO Villa 1BD. We start from the AirROI rate for the area adjusted for type, apply managed occupancy and deduct 40% for costs. It's an estimate, not a guarantee.

Units in this project