NUSA DUA · ID RR-2973

Edem Villas I: two-bedroom villa, 138 m², in Benoa, Nusa Dua

This 138 m² two-story villa with a private pool costs Rp 6.46 bn. Living room and kitchen open onto the pool downstairs, the two bedrooms and two bathrooms are upstairs, and a roof terrace is yours to add. BREIG holds the land lease until August 29, 2054, guarantees 30 more years on top and plans handover for September 2027.

Unit in Edem Villas I

  • Leasehold to 2054 + 30
  • Under construction
  • Private pool
  • Two bathrooms
  • 2bedrooms
  • 2bathrooms
  • 138 m²living area
  • Leaseholdto 29.08.2054 + 30 years
  • 09.2027handover, per our database

Property

What you get

This is the larger of the two layouts in the first Edem Villas phase, up on the Benoa hills. The villa has two floors, 138 m² (≈ 1,485 sq ft), a private pool and a courtyard. Downstairs, the living room, kitchen and dining area step straight out to the water. Upstairs are the bedrooms with their arched windows.

Our database lists two bedrooms and two bathrooms. The kitchen has an island and built-in appliances, and the windows run floor to ceiling. You can add the roof terrace, which the renders show as a lounge with a sofa and fire pit. For nightly guests a roof with a view isn't decoration. It moves the rate you can charge.

Ownership is leasehold through August 29, 2054, and BREIG commits to three more decades on renewal. Our database prices this villa at Rp 6.46 bn. Three items are still outstanding from the developer, and we want them before any deposit: option prices, the installment timetable and the PBG number.

Developer: BREIG, all projects and terms

The numbers for this property

Edem Villas I · 2BR villa yield: gross and net

BREIG gives no yield figure for phase one. Below is our model: a Nusa Dua nightly rate of Rp 3.2 million, scaled for a 2BR pool villa, less management, tax, wear and upkeep.

Gross 11.7%≈ Rp 756 million a year at 65% occupancy and Rp 3.2 million a night Net 7.0%≈ Rp 454 million a year · payback ≈ 14.2 years
  • Gross rental incomeRp 756 million11.7% of price · rate Rp 3.2 million, occupancy 65%
  • Management companyRp 136 million18% of revenue · market range 15–25%
  • TaxRp 75.6 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 90.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 454 million7.0% of price · payback ≈ 14.2 years
Occupancy scenarios: Edem Villas I · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 640 millionRp 256 millionRp 384 million5.9%16.8 years
65%baseRp 756 millionRp 302 millionRp 454 million7.0%14.2 years
75%strongRp 872 millionRp 349 millionRp 523 million8.1%12.3 years

Where the numbers come from

Developer's figures
BREIG gives no yield figure for phase one.
Nightly rate
Rp 3.2 million, our estimate for the area: AirROI puts average revenue per listing in Nusa Dua at Rp 1.5–1.8 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Nusa Dua market runs at ≈ 40% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
NAI Villa V4M: 7.9% net at 65% occupancy; Ramada Home-room: 8.1% net at 65% occupancy; EDEM II · Condo villa 33 m²: 11.0% net at 65% 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

BREIG leases you this villa until August 29, 2054 and guarantees a 30-year renewal at the market rate of the day. Roughly 27 years remain from the 2027 handover. First a reservation, next a sale and purchase agreement (PPJB), and at the end a lease registered by a notary. Only when building ends does the certificate of occupancy (SLF) arrive, with the rental license after it.

Ownership and permits: Edem Villas I · 2BR villa
Form of ownershipLeaseholdForeigners 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 termTo 29.08.2054 + guaranteed 30-year extensionCount on about 27 years from handover. The renewal comes at market price, so the contract has to spell out how that price gets calculated and when you apply.
ZoningTo confirm via RDTRWe confirm the plot's zone with an official RDTR extract before you pay, not from what the seller says.
Building approval (PBG)Issued, per our listing databaseThe number and a copy of the approval are on our pre-deposit list, and both end up in your report.
DeveloperBREIG Property (PT BREIG Jaya Properti)The legal entity appears in the EDEM II materials. We verify its registration and delivered work, including the first EDEM Villas and EDEM II.
Certificate of occupancy (SLF)Under construction, not issued yetA rental license needs an SLF first. That's why your tranches follow construction milestones rather than dates.
Short-term rental license (NIB)To confirm 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 nomineeNot 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 escrowNone, 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 handoverFurnished, per the developerWe attach the list of furniture and appliances to your contract.
We check the ground lease, the permits and the seller before you put down a deposit. Anything unresolved goes into the written report you get from us.
Gusti AyuBroker · Rise Real Bali
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Terms

Edem Villas I · 2BR villa payment schedule

  1. ReservationA reservation deposit holds this villa. BREIG hasn't told us the amount yet.
  2. ContractYou sign and pay the first installment, then choose full payment or a plan.
  3. Construction stagesEach tranche matches a finished stage, per a schedule we ask for.
  4. HandoverFinal payment against the signed act that passes the villa to you.

BREIG hasn't shared a phase-one payment schedule with us. We set it down in the PPJB after our checks.

Location

Location: Benoa · Nusa Dua

The Benoa side of southern Nusa Dua pairs a quiet sea with the ITDC hotels and a golf club. Around the villa, the hills are still half building site. Groceries mean a car or a scooter.

Edem Villas I 2BR villa: loungers beside a pool and an arched wall (render)
Nusa Dua · Badung · Benoa, South Kuta
  • Nusa Dua Beach≈ 4.1 km straight line
  • Pandawa Beach≈ 2.8 km straight line
  • Ngurah Rai Airport≈ 9.6 km straight line
  • Sanur≈ 16.8 km straight line
  • To the shore≈ 1.1 km, per our database

Families pick this coast for flat water and hotel-grade service nearby, and bookings here don't swing hard with the seasons. Nightlife is the trade: cafés and markets sit 15 to 30 minutes away.

Benoa · Nusa Dua · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 1sight
  • 1hotel

Closest places

  • Pura Karang Bonasight · 886 m
  • Kenyery homestayhotel · 997 m
  • Guest househotel · 1 km
  • RUIG Paraglidingsight · 1.1 km
  • Alam Paragliding Flying Sitesight · 1.1 km
  • Gala Viewpointsight · 1.1 km
  • The Viewrestaurant · 1.1 km
  • Pondok Ramhotel · 1.2 km

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

Straight answers

Questions about Edem Villas I · 2BR villa

What does Rise Real Bali charge when I buy the 2BR villa at Edem Villas I?

Zero. BREIG's list price is what you pay, and BREIG settles our commission. On this villa our checks cover the ground lease and renewal clause, an RDTR zoning extract, the developer's company records and the PBG. We do all of it before you part with a deposit, pay for it ourselves, and close with a written report of open items.

Can I buy this 2BR villa remotely?

Yes. A Zoom session covers the floor plan and site progress, and our team reviews every document. Signing goes through a notary. You give a power of attorney for the lease and for the management contract, and it's done. Once construction wraps up, we inspect the villa and sign the acceptance act for you. Recordings of each call stay with you.

What does the 2BR villa price include?

The 138 m² villa itself, its private pool and courtyard, plus furniture and appliances to the developer's specification. The roof terrace sits outside the base price as an option, and we're requesting its cost for your lot. The specification goes into the contract, so nobody can quietly cut the fit-out later.

How do you calculate the yield on this villa?

AirROI data for Nusa Dua gives us Rp 3.2 million a night, which we adjust for a two-bedroom pool villa. We then test 55, 65 and 75% occupancy, typical for villas with a professional manager. Costs eat 40%. The base case lands near 7.0% net a year once the manager's fee, tax, wear and repairs are out. That's an estimate, not a promise.

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