NYANYI · ID RR-2539

Black Sands Oasis Villa 2BD: two bedrooms, 104.61 m², Nuanu City

Two bedrooms across 104.61 m² make this the largest villa on the open Black Sands Oasis price list, inside Nuanu Creative City. UNIT Space asks Rp 4.49 bn for a 35-year lease with furniture included. A 30% first payment secures it at signing, and the developer plans handover for Q3 2027.

Unit in Black Sands Oasis · units listed: 3

Leasehold 35 years
Pre-sale
Nuanu City

2bedrooms
To confirmbathrooms, per floor plan
104.61 m²villa size
Leasehold35 years
Q3 2027handover

Property

What you get

Of the villas UNIT Space shows on its open price list for Black Sands Oasis, this one is the biggest: two bedrooms and 104.61 m² (≈ 1,125 sq ft). The same 103-unit project in Nuanu Creative City also offers Villa 1BD at 71.3 m² and studios from 31.2 m².

Handover comes turnkey in Q3 2027, with UNIT furniture in the price. The developer hasn't released a floor plan for the 2BD, so we're asking for the lot plan to confirm the bathroom count, the pool and the plot size. The renders on this page show villa interiors from the project, not this exact unit.

Our model prices a night at Rp 2.7 million, above the 1BD but under the Nuanu and Nyanyi median on AirROI, which bigger villas inflate. Occupancy runs 60, 70 and 80% across the three cases, and 40% of revenue goes to running costs. In the 70% case, roughly Rp 407 million a year stays with you, 9.1% of the price. With 35 years and no stated renewal, we plan the exit around year ten.

The numbers for this property

BSO Villa 2BD yield: gross and net

The developer publishes no yield figure for the 2BD. Our model below prices the two-bedroom at Rp 2.7 million a night against nearby Nyanyi and Nuanu villas, then takes out the manager's cut, tax, idle nights and maintenance.

Gross 15.1%≈ Rp 678 million a year at 70% occupancy and Rp 2.7 million a night Net 9.1%≈ Rp 407 million a year · payback ≈ 11.0 years

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

Gross rental incomeRp 678 million15.1% of price · rate Rp 2.7 million, occupancy 70%
Management companyRp 122 million18% of revenue · market range 15–25%
TaxRp 67.8 million10% of rental income · rate depends on the structure
Wear and upkeepRp 81.4 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 407 million9.1% of price · payback ≈ 11.0 years

Occupancy scenarios: BSO Villa 2BD
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 581 million	Rp 233 million	Rp 349 million	7.8%	12.9 years
70%base	Rp 678 million	Rp 271 million	Rp 407 million	9.1%	11.0 years
80%strong	Rp 775 million	Rp 310 million	Rp 465 million	10.4%	9.7 years

Where the numbers come from

Developer's figures: The developer publishes no yield figure for the 2BD. Our model below prices the two-bedroom at Rp 2.7 million a night against nearby Nyanyi and Nuanu villas, then takes out the manager's cut, tax, idle nights and maintenance.
Nightly rate: Rp 2.7 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 ownership right is a Hak Sewa lease running 35 years, which a notary registers for you or your company. Nothing in the offer covers an extension, so we ask UNIT Space for those terms before you commit. The first 30% accompanies the PPJB. After the SLF at handover, the villa can apply for its rental license.

Ownership and permits: BSO Villa 2BD
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 says nothing about renewal. Written extension terms from UNIT Space are on our list.
Zoning	Nuanu master plan, extract to confirmNuanu zones its land under a master plan of its own, and an RDTR extract for the lot confirms the status.
Building approval (PBG)	Requested from the developerBefore the deposit, the developer has to show us the PBG number and hand over a copy.
Developer	UNIT Space, legal entity to confirmWe look at the contracting company, what it has delivered and the timeline for this phase.
Certificate of occupancy (SLF)	At handoverA rental license needs the SLF first. So we link the handover payment to the paperwork rather than 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 2027We attach the full furniture and appliance spec to 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 Villa 2BD?

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

Terms

BSO Villa 2BD payment schedule

30% at signingRp 1.35 bn secures the villa when you sign the contract.
70% over 24 monthsRp 3.14 bn in stage-linked installments.
HandoverThe closing tranche goes out once the document pack checks out.

The split is UNIT Space's own. In the contract we tie each installment to a finished stage instead of a calendar month.

Location

Location: Nyanyi

Nuanu gives this villa its guests: a 44-hectare city of art, study and events on Nyanyi's black-sand shore. The surrounding district is calmer than Canggu and still growing.

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 out-earn the Tabanan average per night, and our two-bedroom case assumes Rp 2.7 million.

Nyanyi · 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 Villa 2BD

What does Rise Real Bali charge when I buy BSO Villa 2BD?

Nothing on your side. You pay the Rp 4.49 bn list price, and UNIT Space covers our commission. We vet the land, the permits and the draft contract before you put down a deposit, and we absorb that cost. What remains unresolved goes into a written brief, so you decide with the gaps in plain view.

Can I buy the two-bedroom villa without traveling?

Yes. We show you Nuanu and the plot on a live video tour. Your signature goes through a Bali notary, who works from the power of attorney you sign at home. At signing you pay 30%. The balance follows in installments over 24 months. In Q3 2027 we inspect and accept the villa for you, so you don't need to fly in at any point.

What's included in the BSO Villa 2BD price, and what ownership do I get?

You get two bedrooms over 104.61 m² within Nuanu, held on a 35-year leasehold with handover in Q3 2027. UNIT furniture comes with it, and its specification forms part of the contract. Bathrooms, a private pool and plot size aren't in the published materials, so we confirm them from the lot plan before any deposit.

Where do the yield numbers come from?

AirROI gives us the area's nightly rate, and we adjust it for a two-bedroom villa: Rp 2.7 million. Occupancy reflects managed rentals in our segment, 70% in the base scenario. Management, tax and upkeep claim 40% of gross. We count the lease out to an exit around year ten. These are our estimates and carry no guarantee.

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