NUSA DUA · ID RR-3036

EDEM II: two-bedroom pool villa, 138 m², Nusa Dua

The DUO layout sits in the middle of the EDEM II range: 138 m² over two floors, two en-suite bedrooms and a pool of its own. This lot costs Rp 5.80 bn without the terrace or roof upgrades. You choose a light or a blue finish. The lease ends in 2055, and BREIG aims to hand over in December 2028.

Unit in EDEM II · units listed: 4

  • Leasehold to 2055
  • Under construction
  • Private pool
  • Two bathrooms
  • 2bedrooms
  • 138 m²size in our database
  • Leaseholdto 31.08.2055
  • 12.2028handover, per our database
  • 2bathrooms

Property

What you get

DUO is the mid-size EDEM II villa, spread over two floors with 138 m² (≈ 1,485 sq ft) inside, plus its own pool and yard. The ground floor holds the living room, an island kitchen and a bar counter, opening straight onto the water. Each bedroom upstairs has arched windows and a bathroom of its own.

BREIG offers two interior schemes, a light one and a blue one, and the difference comes down to textiles, tiles and accents while the plan stays identical. Tall arched windows start at the floor. They frame the greenery and the pool. In one bedroom the bathtub stands right by the window.

On BREIG's price list the base DUO starts at Rp 5.66 bn, and the lot in our listing database costs Rp 5.80 bn. Adding the terrace takes it to as much as Rp 6.20 bn, terrace and roof to Rp 6.49 bn. You'd hold it on a leasehold to 2055, with roughly 26 years left at handover.

The numbers for this property

EDEM II · 2BR villa yield: gross and net

The developer quotes a return from 11.4% a year for EDEM II. That figure assumes 75 to 85% occupancy and an 18% manager's share. Below is our model: we price a DUO night at Rp 3.2 million from Nusa Dua data and net out operating costs.

Gross 11.8%≈ Rp 686 million a year at 59% occupancy and Rp 3.2 million a night Net 9.9%≈ Rp 576 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 686 million11.8% of price · rate Rp 3.2 million, occupancy 59%
  • Operating costsRp 110 million16% of revenue
  • Net to youRp 576 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: EDEM II · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
49%cautiousRp 570 millionRp 91.2 millionRp 479 million8.3%12.1 years
59%baseRp 686 millionRp 110 millionRp 576 million9.9%10.1 years
69%strongRp 802 millionRp 128 millionRp 674 million11.6%8.6 years

The base case is 59% occupancy under professional management, with 49% as the cautious case and 69% as the strong one.

Where the numbers come from

Developer's figures
The developer quotes a return from 11.4% a year for EDEM II. That figure assumes 75 to 85% occupancy and an 18% manager's share. Shown as published. They are not part of our model.
Nightly rate
Rp 3.2 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: 49% cautious, 59% base and 69% 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 · Condo villa 33 m²: 9.9% net at 42% 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

This villa is leasehold only. Two end dates circulate, August 31, 2055 in our listing base and January 9, 2055 in BREIG's yield sheets, and the contract must settle it and any renewal. Figure on about 26 years of use after the 2028 handover. The PPJB comes with a 10% payment. Completion unlocks the certificate of occupancy (SLF) and, after it, rental licensing.

Ownership and permits: EDEM II · 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 31.08.2055, per our listing basePlan on about 26 years once you have the keys. Because two end dates are on record, January 9 and August 31, 2055, the contract names the correct one and the renewal terms.
ZoningTo confirm via RDTRZoning gets confirmed from the RDTR extract we order ahead of any deposit, not from marketing material.
Building approval (PBG)To confirmThe approval number and a copy come first. Only then does a deposit make sense.
DeveloperBREIG Property (PT BREIG Jaya Properti)BREIG names this entity in its deck. We check the registration and the handovers behind it, first of all EDEM Villas.
Certificate of occupancy (SLF)Under construction, not issued yetRental licensing starts only after the SLF. We want BREIG's deadline for it written into 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 presentationWhich finish scheme you picked, plus the full furniture list, goes into an appendix.
Before any deposit we verify the land, the permits and the seller. You receive a written report that names every open point.
Gusti AyuBroker · Rise Real Bali
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Terms

EDEM II · 2BR villa payment schedule

  1. ReservationChoose the villa and finish scheme to secure the lot.
  2. 10% at signingA 10% first payment with the contract, then the rest in full or by installments.
  3. InstallmentsThe plan price runs Rp 88.5 to 177 million above cash. We get the tranche calendar for your lot.
  4. HandoverPay the remainder and take the villa.
  5. ManagementBREIG's operator handles guests and transfers your share quarterly.

BREIG's deck supplies the steps and the 10% entry payment but not the installment dates. Our review comes first, and the PPJB then records those dates.

Location

Location: Hills above the coast · Nusa Dua

Five-star resorts line the south Nusa Dua shore below, with golf, calm sea and the beaches at Pandawa and Melasti. Up on the hill, the neighboring plots are still empty. A scooter covers the gap to cafés and stores.

EDEM II 2BR villa: white villas with pools at sunset (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

A two-bedroom here suits small families who want the ocean view and hotel services nearby, and demand runs fairly flat across the year. The price of that calm is distance: daily errands mean 10 to 15 minutes on the road.

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 · 2BR villa

What will Rise Real Bali charge me for the EDEM II DUO villa?

Zero, since BREIG pays our commission and you pay list price. Ahead of the deposit we collect the ground lease and confirm its exact expiry, match the plot against RDTR zoning, look into BREIG's company and request the PBG. This costs you nothing. The outcome is a written memo listing every question that's still open.

Is it possible to buy the DUO villa remotely?

It is. Zoom calls take you through the plan and the build, and we handle the document work locally. Your notary signs the lease and the management agreement for you with a power of attorney. Once construction ends, our team does the acceptance under the handover act. No trip to Bali is needed.

What do the terrace and roof cost on the 2BR villa?

BREIG prices the base DUO from Rp 5.66 bn, with the terrace up to Rp 6.20 bn and with terrace and roof up to Rp 6.49 bn. The lot in our database, at Rp 5.80 bn, has neither upgrade. We write the exact package into the contract so the options can't turn up on an invoice afterward.

How did you get to 9.9% net for this villa?

Starting from comparable managed villas in Nusa Dua, we set the DUO's nightly rate at Rp 3.2 million, matched to its size and pool. Occupancy cases of 49, 59 and 69% reflect villas under professional management. Operating costs claim 16% of revenue. The middle case returns about 9.9% net a year, and it remains our estimate with no income guarantee.

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