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, and it leaves out tax and wear. Below is our model: Nusa Dua data gives this condo villa about Rp 1.5 million per night, then management, tax, wear and upkeep come off.

Gross 18.3%≈ Rp 357 million a year at 65% occupancy and Rp 1.5 million a night Net 11.0%≈ Rp 214 million a year · payback ≈ 9.1 years

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

Gross rental incomeRp 357 million18.3% of price · rate Rp 1.5 million, occupancy 65%
Management companyRp 64.2 million18% of revenue · market range 15–25%
TaxRp 35.7 million10% of rental income · rate depends on the structure
Wear and upkeepRp 42.8 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 214 million11.0% of price · payback ≈ 9.1 years

Occupancy scenarios: EDEM II · Condo villa 33 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 302 million	Rp 121 million	Rp 181 million	9.3%	10.8 years
65%base	Rp 357 million	Rp 143 million	Rp 214 million	11.0%	9.1 years
75%strong	Rp 412 million	Rp 165 million	Rp 247 million	12.6%	7.9 years

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, and it leaves out tax and wear. Shown as published. They are not part of our model.
Nightly rate: Rp 1.5 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 · Studio apartment: 8.8% 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.

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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 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 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.
Zoning	To 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.
Developer	BREIG 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 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, 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

ReservationPick the condo villa and its package, and BREIG books the lot.
10% at signingTen percent with the contract, the balance either in one go or in stages.
InstallmentsPaying over time costs Rp 88.5 to 177 million extra. We ask BREIG for the dates.
HandoverYou settle the balance and receive the unit.
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 11.0% net figure come from?

Our base case uses Rp 1.5 million a night, AirROI's Nusa Dua rate adjusted for a 33 m² condo villa with a pool. The 55, 65 and 75% occupancy levels follow managed rentals. After a 40% cost load, 65% occupancy returns about 11.0% net a year. It's a projection of ours, and the income isn't guaranteed.

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