NUSA DUA · ID RR-3022

EDEM II: 33 m² condo villa with a private pool, Nusa Dua

This 33 m² condo villa costs Rp 1.95 bn in the version with a private pool. It's a studio layout in BREIG's second phase, and your own spiral staircase climbs to an ocean-view roof. The leasehold runs to 2055. Handover is set for December 2028.

Unit in EDEM II · units listed: 4

  • Leasehold to 2055
  • Under construction
  • Private pool
  • Roof access
  • Studioliving room with kitchen
  • 33 m²size in our database
  • Leaseholdto 31.08.2055
  • 12.2028handover, per our database
  • 33 m²living area, per the price list

Property

What you get

The Apollo condo villa is the most compact EDEM II format: 33 m² (≈ 355 sq ft) on the hills over the Nusa Dua coast. Our database files it as a 1 BR, but the plan reads as a studio. Sleeping area, kitchen and desk share one space, with the bathroom behind an arch. Outside, your own spiral stair climbs to the roof.

Price depends on the package. BREIG's list starts the version without a pool at Rp 1.64 bn, the pool version at Rp 1.95 bn, and pool plus roof terrace at up to Rp 2.15 bn. This page shows the pool version, the one our listing database carries.

The roof matters more than it looks. An ocean-view terrace lifts the nightly rate more than extra square meters inside would, and in Nusa Dua guests pay for a view before they pay for space. The leasehold runs to 2055, leaving about 26 years after handover.

The numbers for this property

EDEM II · Condo villa 33 m² yield: gross and net

BREIG's own forecast for EDEM II starts at 11.4% a year, assuming 75–85% of nights booked and an 18% management cut. Below is our model: Nusa Dua data gives this condo villa about Rp 1.5 million per night, then operating costs come off.

Gross 11.8%≈ Rp 231 million a year at 42% occupancy and Rp 1.5 million a night Net 9.9%≈ Rp 194 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 231 million11.8% of price · rate Rp 1.5 million, occupancy 42%
  • Operating costsRp 36.9 million16% of revenue
  • Net to youRp 194 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: EDEM II · Condo villa 33 m²
OccupancyGross incomeExpenses 16%Net% of pricePayback period
32%cautiousRp 176 millionRp 28.1 millionRp 148 million7.6%13.2 years
42%baseRp 231 millionRp 36.9 millionRp 194 million9.9%10.1 years
52%strongRp 286 millionRp 45.7 millionRp 240 million12.3%8.2 years

The base case is 42% occupancy under professional management, with 32% as the cautious case and 52% as the strong one.

Where the numbers come from

Developer's figures
BREIG's own forecast for EDEM II starts at 11.4% a year, assuming 75–85% of nights booked and an 18% management cut. Shown as published. They are not part of our model.
Nightly rate
Rp 1.5 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: 32% cautious, 42% base and 52% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
NAI Villa V4M: 10.0% net at 59% occupancy; Ramada Home-room: 10.1% net at 53% occupancy; EDEM II · Studio apartment: 10.1% net at 53% 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.

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Ownership

Ownership & what you actually get

You'd own the condo villa on a leasehold. Our listing database ends it on August 31, 2055, BREIG's return calculations on January 9, 2055, so the contract has to fix one date and any renewal. About 26 years remain after the December 2028 handover. Signing the PPJB takes 10% down. After completion come the certificate of occupancy (SLF) and the rental license.

Ownership and permits: EDEM II · Condo villa 33 m²
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 31.08.2055, per our listing baseAround 26 years from handover. The listing base says August 31, 2055 and BREIG's figures say January 9, 2055. We pin the date and the renewal wording in the contract.
ZoningTo confirm via RDTRBefore you put money down we get the RDTR extract for the plot. What the seller says about zoning doesn't count.
Building approval (PBG)To confirmBREIG has our request for the PBG number and a copy. We won't advise a deposit without both.
DeveloperBREIG Property (PT BREIG Jaya Properti)The company appears by name in the presentation. We confirm it's registered and review what it has handed over, including phase one of EDEM Villas.
Certificate of occupancy (SLF)Under construction, not issued yetThe SLF comes before any rental license. Its deadline belongs in the contract.
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, systems set up, per the presentationAsk for the fit-out list in writing. It becomes an appendix attached to the contract.
Land, permits and the seller's paperwork get checked before your deposit, and a written report tells you what's still open.
Gusti AyuBroker · Rise Real Bali
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Terms

EDEM II · Condo villa 33 m² payment schedule

  1. ReservationPick the condo villa and its package, and BREIG books the lot.
  2. 10% at signingTen percent with the contract, the balance either in one go or in stages.
  3. InstallmentsPaying over time costs Rp 88.5 to 177 million extra. We ask BREIG for the dates.
  4. HandoverYou settle the balance and receive the unit.
  5. ManagementBREIG's management company rents it out and pays you each quarter.

These steps and the 10% down payment follow BREIG's presentation. Tranche timing for installment plans isn't in it, which is why our PPJB review sets those dates.

Location

Location: Hills above the coast · Nusa Dua

This corner of south Nusa Dua pairs luxury beachfront resorts and golf with the quiet water off Pandawa and Melasti. The hill is still mostly open land. Expect to ride to reach a café or a shop.

EDEM II condo villa: white facade with a spiral stair to the roof (render)
Nusa Dua · Badung · hills above the south coast
  • The Ritz-Carlton, Bali≈ 1.4 km straight line
  • The Apurva Kempinski≈ 1.5 km · 5 min, per the developer
  • Nusa Dua Beach≈ 8 min, per the developer
  • Pandawa Beach≈ 12 min, per the developer
  • Ngurah Rai Airport≈ 30 min, per the developer

Couples book here for the view, hotel-level service close by and a calendar without a deep off-season. The downside is emptiness: the nearest everyday life is 10 to 15 minutes' drive from the hill.

Hills above the coast · Nusa Dua · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5sights
  • 1restaurant
  • 1gym

Closest places

  • Pura Karang Bonasight · 675 m
  • Alam Paragliding Flying Sitesight · 822 m
  • Gala Viewpointsight · 833 m
  • RUIG Paraglidingsight · 845 m
  • The Viewrestaurant · 935 m
  • Kenyery homestayhotel · 1.1 km
  • Guest househotel · 1.2 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 II · Condo villa 33 m²

Does Rise Real Bali charge a fee on the EDEM II condo villa?

No. You pay BREIG's price, and the commission comes out of BREIG's side. Before your deposit, at our cost, we obtain the land lease with its precise end date, test the zoning against RDTR, check BREIG's company and get the PBG. The findings arrive as a written report that flags anything unresolved.

Can I buy the condo villa while living overseas?

You can. We cover the plan and site progress over Zoom and do the legal review in Bali. Holding your power of attorney, a notary signs the lease plus BREIG's management contract. At completion we sign the acceptance act in your place, so the whole purchase happens without a flight.

How much do the pool and roof add to the condo villa price?

BREIG lists the version without a pool from Rp 1.64 bn, the pool version at Rp 1.95 bn and the pool-and-roof version at up to Rp 2.15 bn. The upgrades earn their keep through the nightly rate: guests pay more for water and a view than for a plain unit of the same size.

Where does the 9.9% net figure come from?

Our base case uses Rp 1.5 million a night, the rate of comparable managed units in Nusa Dua adjusted for a 33 m² condo villa with a pool. The 32, 42 and 52% occupancy levels follow managed rentals. After a 16% cost load, 42% occupancy returns about 9.9% net a year. It's a projection of ours, and the income isn't guaranteed.

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