NYANYI
Rp 4.49 bn/ 35 years
BSO Villa 2BD
Nyanyi · 2-bedroom villa
- 2 bedrooms
- 104.61 m²
- leasehold 35
See details
NYANYI · ID RR-2007
Black Sands Oasis Villa 1BD: one bedroom, 71.3 m², Nuanu City
Six-meter ceilings and a private pool set this 71.3 m² one-bedroom villa apart from the studios at Black Sands Oasis in Nuanu City. It sells at the launch price of Rp 3.36 bn on a 35-year lease, and the next price step on the list is Rp 3.53 bn.
Unit in Black Sands Oasis · units listed: 3
- Leasehold 35 years
- Pre-sale
- Nuanu City
- 1bedroom
- 1bathroom
- 71.3 m²villa size
- Privatepool, 6 m ceilings
- Leasehold35 years
- Q3 2027handover
Property
What you get
This is a standalone house of 71.3 m² (≈ 765 sq ft) with one bedroom, a six-meter ceiling over the living area and a pool of its own. It belongs to Black Sands Oasis, a 103-unit desert-modernist project by UNIT Space inside Nuanu Creative City.
UNIT furniture is part of the deal. The project has no financial model yet, and the 35-year lease comes without stated renewal terms, so the yield below is our work, not the developer's.
Here's how we got there. The nightly rate sits at Rp 2.0 million, under the Nuanu and Nyanyi median of about Rp 3.0 million on AirROI, because larger villas pull that median up. Area-wide occupancy hovers near 45%, yet professionally run homes like this one fill more often. That puts our middle scenario at 70%, bracketed by 60% and 80%. Running costs absorb 40% of what the villa earns. In the middle scenario, around Rp 312 million a year stays with you, or 9.3% on the purchase price.
The numbers for this property
BSO Villa 1BD yield: gross and net
UNIT Space doesn't publish a yield for this villa. Below, we price a night at Rp 2.0 million using neighboring Nyanyi and Nuanu villas, then net off the operator, tax, empty nights and running costs.
Gross 15.5%≈ Rp 520 million a year at 70% occupancy and Rp 2.0 million a night
Net 9.3%≈ Rp 312 million a year · payback ≈ 10.8 years
- Gross rental incomeRp 520 million15.5% of price · rate Rp 2.0 million, occupancy 70%
- Management companyRp 93.6 million18% of revenue · market range 15–25%
- TaxRp 52.0 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 62.4 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 312 million9.3% of price · payback ≈ 10.8 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 446 million | Rp 178 million | Rp 267 million | 8.0% | 12.6 years |
| 70%base | Rp 520 million | Rp 208 million | Rp 312 million | 9.3% | 10.8 years |
| 80%strong | Rp 594 million | Rp 238 million | Rp 357 million | 10.6% | 9.4 years |
Where the numbers come from
- Developer's figures
- UNIT Space doesn't publish a yield for this villa.
- Nightly rate
- Rp 2.0 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
You'd own the villa through a 35-year Hak Sewa, which a notary puts on record in your name. UNIT Space's offer has no renewal clause, so that's the first thing we ask them to put in writing. The PPJB comes with the 30% payment. The regency grants a rental license only after the SLF arrives with the keys in Q3 2027.
| 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)Extension terms are missing from the offer, and we want them signed before the deposit. |
| Zoning | Nuanu master plan, extract to confirmThe plot falls under Nuanu's master plan. We still pull the RDTR extract to confirm its zone. |
| Building approval (PBG) | Requested from the developerUNIT Space owes us the PBG number and a copy as part of due diligence. |
| Certificate of occupancy (SLF) | At handoverWithout the SLF there's no rental license. Your handover transfer therefore depends on documents, not on a deadline. |
| 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 contract carries the furniture and appliance specification as an appendix. |
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
Hi, I'm Gusti. Want the full price list and payment plan for BSO Villa 1BD?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
BSO Villa 1BD payment schedule
- 30% at signingRp 1.01 bn goes out with your signature on the PPJB.
- 70% over 24 monthsInstallments follow construction stages across two years.
- HandoverYou release the final sum after we accept the villa and its papers.
UNIT Space designed this schedule. We rewrite the installment triggers around verified progress on site.
Location
Location: Nyanyi
The villa stands within Nuanu, whose 44 hectares run down to Nyanyi's dark volcanic sand. A school, coworking desks and a festival season keep visitors arriving, while the district around it is quieter and still taking shape.
- Black Sands Beach6 min
- Canggu15 min
- Ngurah Rai Airport19 km
- Nuanu school and coworkinginside the city
Villas with pools earn more per night in Nyanyi than the Tabanan average. We use Rp 2.0 million for this one.
The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.
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 1BD
How much is BSO Villa 1BD, and what's in the price?
Rp 3.36 bn, straight from UNIT Space's sheet, with our commission on the developer's side. For that you get one bedroom in 71.3 m², a private pool and turnkey UNIT furniture on a 35-year lease. Once this tier sells out, the list moves up to Rp 3.53 bn. You'd pay 30% at signing and take the keys in Q3 2027 if the developer keeps to its schedule.
How does the payment plan for the 1BD villa work?
The first 30%, about Rp 1.01 bn, goes out when you sign. The other 70% follows over 24 months, staged against construction. The last transfer leaves only after we've accepted the villa and checked the document pack. We rewrite the developer's month-based triggers so that each payment matches progress we've seen on site.
What yield can I realistically expect from BSO Villa 1BD?
Our base case assumes Rp 2.0 million a night and 70% occupancy. After management, tax and vacancy, about 9.3% of what you paid lands with you each year. We take the AirROI figure for the area and scale it down for a one-bedroom, then set 40% of revenue aside for costs. Read it as a model rather than a promise.
What does Rise Real Bali charge when I buy BSO Villa 1BD?
Zero, because UNIT Space pays us, and the pre-deposit review doesn't cost you anything either. For this villa we confirm the 35-year lease, press UNIT Space for written renewal terms, order an RDTR extract for the plot and ask for the PBG number. You receive a written summary of what's clear and what's still open.
Can I buy the villa from abroad?
Yes. We stream the site to you over Zoom, and you sign at a notary through someone holding your power of attorney. Handover is due in Q3 2027. Our team inspects the build in Nyanyi before each tranche. When the villa is ready, we tick the turnkey furniture off against the specification in your contract.
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