NUSA DUA · ID RR-1616

Edem Villas I: pool villa complex on the Benoa hills, Nusa Dua

Only one layout remains on sale in the first BREIG phase on the Benoa hills: a 138 m² two-bedroom villa with its own pool, from Rp 6.46 bn. The lease runs until August 29, 2054, with a guaranteed 30-year extension. Handover is due in September 2027, and a rooftop terrace comes as an option.

Leasehold to 2054 + 30
Under construction
Private pool
Rooftop terrace option

1–2bedrooms
40–138 m²villa sizes
Leaseholdto 29.08.2054 + 30 years
09.2027handover, per our database
1.1 kmto the shore, per our database

Property

What you get

Edem Villas I stands on the Benoa hills in the southern part of Nusa Dua. Nusa Dua beach is about four kilometers away in a straight line, and Pandawa is under three. The ITDC hotels and the golf club are close by, while shops and cafés take a 10 to 15 minute drive.

The look is white walls, arches and open volumes, the same hand you'll see in the second phase, EDEM II. Every villa gets its own pool and a living room with a kitchen that opens onto the courtyard. Bedrooms have arched windows. The renders show the rooftop as a separate level with a lounge and a fire pit, sold as an option. Villas come furnished.

Your lease agreement runs to August 29, 2054, and the developer guarantees a 30-year extension at market price. Our database shows one open layout, the 2BR villa of 138 m² (≈ 1,485 sq ft) at Rp 6.46 bn. The 40 m² one-bedroom at Rp 3.10 bn has sold out. We're still asking the developer for the RDTR zoning, the PBG number and a payment schedule.

Developer: BREIG, all projects and terms

Developer price list

Edem Villas I: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
1BR villa	40 m²	1	Rp 3.10 bn	on request
2BR villa	138 m²	2	Rp 6.46 bn	with numbers →

Both rows reflect sizes and prices in the Rise Real Bali database. Lots in a phase this small move fast, so we recheck the villa and its price at reservation and can forward BREIG's whole price sheet on request.

Ownership

Ownership & what you actually get

Ownership here is a leasehold that ends on August 29, 2054, with a 30-year extension the developer guarantees at market price. At handover in 2027 about 27 years remain. You reserve, sign a sale and purchase agreement (PPJB), and a notary registers the lease. The certificate of occupancy (SLF) and the rental license can only follow completion.

Ownership and permits: Edem Villas I
Form of ownership	LeaseholdForeigners 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	To 29.08.2054 + guaranteed 30-year extensionRoughly 27 years are left on the day of handover. The developer promises the renewal at market price, and we write the pricing formula and the procedure into the contract.
Zoning	To confirm via RDTRAn RDTR extract settles the plot's zone before your deposit. We don't rely on the seller's word here.
Building approval (PBG)	Issued, per our listing databaseWe ask for the approval number and a copy before the deposit and add them to our written report.
Developer	BREIG Property (PT BREIG Jaya Properti)The company name comes from the second-phase materials. We check its registration and finished projects, EDEM Villas and EDEM II among them.
Certificate of occupancy (SLF)	Under construction, not issued yetNo SLF means no rental license, so we link your payments to building stages instead of calendar 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 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	Furnished, per the developerThe furniture and appliance list goes into the contract as an appendix.

No deposit moves until we've vetted the land, the permits and the seller. Whatever is still unresolved goes on paper, in plain terms, before you commit.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

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

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Terms

Edem Villas I payment schedule

ReservationYou pick a lot and leave a reservation deposit. The developer hasn't named the amount yet.
ContractFirst installment at signing, then full payment or an installment plan.
Construction stagesTranches follow building progress, on a schedule we request for your lot.
HandoverThe last payment goes out when the villa passes to you under a signed handover act.

Phase one's installment dates don't appear in anything BREIG has sent us. Our checks come first, then the PPJB fixes dates and amounts.

Location

Location: Benoa · Nusa Dua

Southern Nusa Dua above the Benoa coast gives you ITDC hotels on the water, a golf club and a calm sea. Around the plot you'll still find hills and building sites, so cafés and shops mean a drive.

Edem Villas I: pool along a white arched wall with loungers (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

Buyers come here for calm water, the service of the resort hotels next door and occupancy that barely swings with the season. The trade-off is resort quiet: markets, cafés and nightlife 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

What does Rise Real Bali charge when I buy at Edem Villas I?

Nothing. BREIG's list price is the price, and BREIG pays our fee. Before you commit money, and at our expense, we pull the ground lease and its renewal clause, compare the plot with the RDTR map, look up the developer's company records and obtain the PBG. A written report then lists whatever remains unresolved.

Can I buy an Edem Villas I villa without flying to Bali?

Yes. On Zoom we go over the phase, the renders and each plan, while our lawyers read the documents. Signing happens at a notary under your power of attorney, for both the lease and the rental management contract. Once the villa is built we carry out the acceptance on your behalf. Price list and plans reach you before we even talk.

Which villas are still available at Edem Villas I?

Our database shows one open layout: the two-bedroom, 138 m² villa at Rp 6.46 bn. The one-bedroom, 40 m² villa priced at Rp 3.10 bn has already sold. The phase is small and free lots go faster than the price sheet updates, so we confirm availability in writing before you reserve.

How long is the lease, and what about the extension?

The lease agreement ends on August 29, 2054, and the developer guarantees a further 30 years at market price. When the villas are handed over in September 2027, around 27 years will remain. A verbal promise on renewal is worth little, so we put the price formula and the renewal procedure in the contract before the deposit.

Where do the yield numbers come from?

The model lives on the 2BR villa page. We pull the Nusa Dua nightly rate from AirROI and adjust it for a two-bedroom pool villa. Occupancy cases reflect homes with professional managers, and running costs take four rupiah of every ten earned. Treat the output as our projection. Nobody guarantees that income.

Units in this project