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.

Price

Rp 1.94 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

DeveloperUNIT Space
OwnershipLeasehold 35 years
HandoverQ3 2027
Size31.2 m²
Down payment30%, Rp 583 million

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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

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Send a WhatsApp message and we'll return the studio paperwork, a yield model at an occupancy of your choosing and a recording of your broker call.

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 11.6%≈ Rp 226 million a year at 50% occupancy and Rp 1.2 million a night Net 9.8%≈ Rp 190 million a year · payback ≈ 10.2 years

16%Operating costs 84%Left for the owner

Gross rental incomeRp 226 million11.6% of price · rate Rp 1.2 million, occupancy 50%
Operating costsRp 36.2 million16% of revenue
Net to youRp 190 million9.8% of price · payback ≈ 10.2 years

Occupancy scenarios: BSO Studio
Occupancy	Gross income	Expenses 16%	Net	% of price	Payback period
40%cautious	Rp 181 million	Rp 28.9 million	Rp 152 million	7.8%	12.8 years
50%base	Rp 226 million	Rp 36.2 million	Rp 190 million	9.8%	10.2 years
60%strong	Rp 271 million	Rp 43.4 million	Rp 228 million	11.7%	8.5 years

The base case is 50% occupancy under professional management, with 40% as the cautious case and 60% as the strong one.

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: based on comparable professionally managed properties in the area, 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: 40% cautious, 50% base and 60% strong.
Costs: 16% of revenue: the property's operating costs.
Comparable listings: Rise Villas · Unit #4: 9.9% net at 61% occupancy; Rise Villas · Unit #5: 9.7% net at 65% occupancy; BSO Villa 1BD: 10.0% net at 54% occupancy.
Reports and data: 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.

Get the numbers on WhatsApp

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 rate of comparable managed units in the area, trimmed for a compact unit to Rp 1.2 million a night. Occupancy comes from our professionally managed segment: 50% in the base case, with 40% and 60% on either side. Operating costs take 16% of the income. What you see is an estimate, never a guaranteed income.

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