NYANYI · ID RR-2616

Black Sands Oasis Studio: 31.2 m² in Nuanu City, Nyanyi

Entry-level pricing at Black Sands Oasis starts with this 31.2 m² studio: Rp 1.94 bn, UNIT furniture included. It sits inside Nuanu Creative City on a 35-year lease. You pay 30% when you sign, and UNIT Space targets handover in Q3 2027.

Unit in Black Sands Oasis · units listed: 3

Leasehold 35 years
Pre-sale
UNIT furniture

Studiobed by the window
1bathroom with shower
31.2 m²studio size
Leasehold35 years, Hak Sewa
Q3 2027handover

Property

What you get

At 31.2 m² (≈ 335 sq ft), this is the most compact format in Black Sands Oasis, one room with its own bathroom. The project has 103 units in Nuanu Creative City, and only 20 of them are studios, the rest villas. Black Sands Beach is a six-minute ride.

The developer's renders put the bed by the window behind a perforated screen, which gives shade and privacy from the path outside. The kitchen has a stone counter, a cooktop and a breakfast bar for two. The separate bathroom has a rain shower and a wall-hung toilet. You get UNIT furniture in the price, and the studio comes turnkey at handover in Q3 2027.

You hold a 35-year Hak Sewa lease, and the offer names no extension. The view sets the price: Garden, Palms+Ocean and Volcano View studios cost Rp 1.94 bn, the premium Ocean or Volcano View Rp 2.04 bn, and a penthouse of the same size Rp 2.12 bn. Our model uses the base studio at Rp 1.2 million a night. Before the deposit we confirm the lot plan, the zoning and the developer's legal entity.

The numbers for this property

BSO Studio yield: gross and net

UNIT Space has no yield figure for the studio. The numbers below are ours: Rp 1.2 million a night, drawn from compact listings in Nyanyi and next door, with management, tax, vacant nights and maintenance stripped out.

Gross 16.3%≈ Rp 317 million a year at 70% occupancy and Rp 1.2 million a night Net 9.8%≈ Rp 190 million a year · payback ≈ 10.2 years

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

Gross rental incomeRp 317 million16.3% of price · rate Rp 1.2 million, occupancy 70%
Management companyRp 57.0 million18% of revenue · market range 15–25%
TaxRp 31.7 million10% of rental income · rate depends on the structure
Wear and upkeepRp 38.0 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 190 million9.8% of price · payback ≈ 10.2 years

Occupancy scenarios: BSO Studio
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 271 million	Rp 109 million	Rp 163 million	8.4%	11.9 years
70%base	Rp 317 million	Rp 127 million	Rp 190 million	9.8%	10.2 years
80%strong	Rp 362 million	Rp 145 million	Rp 217 million	11.2%	8.9 years

Where the numbers come from

Developer's figures: UNIT Space has no yield figure for the studio. The numbers below are ours: Rp 1.2 million a night, drawn from compact listings in Nyanyi and next door, with management, tax, vacant nights and maintenance stripped out.
Nightly rate: Rp 1.2 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

The studio comes on a 35-year Hak Sewa lease that a notary records for you, or for a company you own. Renewal isn't in the offer, so we want UNIT Space's terms on paper first. Your 30% goes in at signing. The SLF comes through at handover, and the rental license can only follow after it.

Ownership and permits: BSO Studio
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)No renewal clause appears in the offer. We ask UNIT Space to state the extension terms in writing.
Zoning	Nuanu master plan, extract to confirmZoning inside Nuanu runs on the city's own master plan. An RDTR extract for the plot settles it.
Building approval (PBG)	Requested from the developerWe need the approval number and a copy in hand before your deposit.
Developer	UNIT Space, legal entity to confirmWe check the company that signs, its finished buildings and the schedule for this phase.
Certificate of occupancy (SLF)	At handoverRental licenses depend on the SLF. That's why your handover payment follows the paperwork, 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 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 2027An itemized furniture and appliance list becomes part of 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 AyuBroker · Rise Real Bali

On WhatsApp

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

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

Terms

BSO Studio payment schedule

30% at signingRp 583 million leaves your account the day you sign.
70% in installmentsAbout Rp 1.36 bn spread over 24 months, stage by stage.
HandoverThe closing payment clears against the full set of documents.

UNIT Space sets the split. In the contract we tie each installment to finished work on site, not to a month.

Location

Location: Nyanyi · Nuanu

Nuanu is a planned creative city of 44 hectares on the black-sand coast. Its school, coworking space and festival calendar draw people in, while the surrounding area is still filling in.

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

Nuanu's school, coworking and events keep people coming year-round. For a studio, our model assumes Rp 1.2 million a night.

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 BSO Studio

What does Rise Real Bali charge when I buy BSO Studio?

Nothing. The list price of Rp 1.94 bn is what you pay, and UNIT Space pays our commission. Land records, permits and the draft contract all get our review before any deposit, at no cost to you. Our report lists each open question in writing, so you sign knowing what's settled.

Can I buy a Nuanu studio remotely?

Yes. You watch the Nuanu site live over Zoom and sign by power of attorney at a notary's office. The first 30% goes at signing, the rest in stage-based installments over 24 months. We accept the studio for you at handover in Q3 2027, so the purchase can close without a trip to Bali.

What does the BSO Studio price include, and how do I own it?

You get 31.2 m² inside Nuanu Creative City: a sleeping area, a kitchen with a breakfast bar and a bathroom with a shower. Ownership is a 35-year leasehold, and handover falls in Q3 2027 on the developer's schedule. UNIT furniture comes with it. A contract appendix lists every piece. If you want the ocean-view version, it costs Rp 2.04 bn.

Where do the yield numbers come from?

Our starting point is the AirROI rate for the area, trimmed for a compact unit to Rp 1.2 million a night. Occupancy comes from our professionally managed segment: 70% in the base case, with 60% and 80% on either side. Management, tax and upkeep take 40% of the income. What you see is an estimate, never a guaranteed income.

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