NUSA DUA · ID RR-3043

EDEM II: three-bedroom villa with pool and roof terrace, Nusa Dua

TRIO, the largest EDEM II villa, costs Rp 8.30 bn for the lot in our database. You get three en-suite bedrooms, a private pool and a roof terrace over the Benoa coast, in one of two finish schemes. BREIG leases it until 2055 and targets December 2028 for handover. We're still confirming the floor area.

Unit in EDEM II · units listed: 4

  • Leasehold to 2055
  • Under construction
  • Roof terrace
  • Three bathrooms
  • 3bedrooms
  • 263 m²size in our database (to confirm)
  • Leaseholdto 31.08.2055
  • 12.2028handover, per our database
  • 3bathrooms

Property

What you get

TRIO tops the EDEM II range. Across two floors you get three bedrooms, each with its own bathroom, a living room and kitchen downstairs, a pool and yard outside, and a roof terrace that looks over the Benoa coast. It's the layout for families or groups who book a whole house.

Our listing database records 263 m² (≈ 2,830 sq ft), while BREIG's presentation, used on the project page, gives 180 m² (≈ 1,940 sq ft). It might be living space versus total area with terraces, but we won't guess. We're checking both figures against the floor plan before the deal.

BREIG lists the base TRIO from Rp 8.12 bn, and the lot in our database costs Rp 8.30 bn. Add the terrace and it climbs as high as Rp 8.69 bn. The full terrace-plus-roof package tops out at Rp 9.06 bn. Your leasehold on the villa runs to 2055.

The numbers for this property

EDEM II · 3BR villa yield: gross and net

BREIG projects at least 11.4% a year across EDEM II, on the assumption of 75–85% occupancy and management charging 18% of revenue, and its forecast ignores tax and depreciation. Below is our model: a three-bedroom Nusa Dua rate of Rp 4.2 million per night, less management, tax, wear and upkeep.

Gross 12.1%≈ Rp 1.01 bn a year at 65% occupancy and Rp 4.2 million a night Net 7.3%≈ Rp 605 million a year · payback ≈ 13.7 years
  • Gross rental incomeRp 1.01 bn12.1% of price · rate Rp 4.2 million, occupancy 65%
  • Management companyRp 181 million18% of revenue · market range 15–25%
  • TaxRp 101 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 121 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 605 million7.3% of price · payback ≈ 13.7 years
Occupancy scenarios: EDEM II · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 853 millionRp 341 millionRp 512 million6.2%16.2 years
65%baseRp 1.01 bnRp 403 millionRp 605 million7.3%13.7 years
75%strongRp 1.16 bnRp 465 millionRp 698 million8.4%11.9 years

Where the numbers come from

Developer's figures
BREIG projects at least 11.4% a year across EDEM II, on the assumption of 75–85% occupancy and management charging 18% of revenue, and its forecast ignores tax and depreciation. Shown as published. They are not part of our model.
Nightly rate
Rp 4.2 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

TRIO comes on a leasehold with two recorded end dates: January 9, 2055 from BREIG's yield calculations and August 31, 2055 from our listing base. We make the contract state one, together with renewal terms. That leaves about 26 years from the December 2028 handover. A 10% payment accompanies the PPJB. Rental licensing and the certificate of occupancy (SLF) wait for completion.

Ownership and permits: EDEM II · 3BR 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 baseYou'd get around 26 years after completion. The contract resolves the January 9 versus August 31, 2055 question and spells out whether renewal is possible.
ZoningTo confirm via RDTRWe check the plot against an RDTR extract ahead of the deposit instead of trusting the brochure.
Building approval (PBG)To confirmWe need the PBG number and a copy in hand before recommending that you pay anything.
DeveloperBREIG Property (PT BREIG Jaya Properti)The deck lists this legal entity. We review its registration and its finished projects, EDEM Villas phase one included.
Certificate of occupancy (SLF)Under construction, not issued yetThe regency won't license rentals until the SLF exists, so its timing belongs in your 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 presentationA signed appendix lists the TRIO's furniture and equipment item by item.
Your deposit waits until we've reviewed the plot, the approvals and who is selling. The written report spells out whatever is still unresolved.
Gusti AyuBroker · Rise Real Bali
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Terms

EDEM II · 3BR villa payment schedule

  1. ReservationReserve the TRIO lot with BREIG.
  2. 10% at signingYou sign the contract with 10% down, then pay outright or on a plan.
  3. InstallmentsChoosing a plan adds Rp 88.5 to 177 million to the cash price. We request the dates for your lot.
  4. HandoverFinal installment, then the villa is yours to use.
  5. ManagementBREIG's management team rents the villa and pays out every three months.

BREIG's presentation is the source for these steps and the 10% down payment. With no installment timetable in it, the dates go into the PPJB after our review.

Location

Location: Hills above the coast · Nusa Dua

Down on the coast, south Nusa Dua runs to five-star hotels, golf clubs and the calm beaches of Pandawa and Melasti. The villa's hillside has few buildings yet. Daily shopping takes a scooter ride.

EDEM II 3BR villa: two-story villa with a pool among palms (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

Larger groups choose Nusa Dua for sea views, resort facilities next door and occupancy that holds steady through most of the year. The drawback for a full-house booking is isolation, with everyday amenities 10 to 15 minutes' drive away.

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 · 3BR villa

How much does Rise Real Bali charge on the TRIO villa?

You won't pay us anything. BREIG covers the commission, and you pay its list price. Our pre-deposit review, at our expense, covers the land lease and its true end date, RDTR zoning for the plot, BREIG's corporate records and the PBG. You'll receive a written summary naming whatever we couldn't close.

Could I complete the TRIO purchase from overseas?

Yes. We run you through the plans and the construction on Zoom and take care of document checks in Bali. Under a power of attorney from you, a Bali notary signs both TRIO contracts, lease and rental management. After completion our team handles the acceptance act. You never have to board a plane.

Why does the 3BR villa have two different sizes?

Our listing database says 263 m², BREIG's presentation 180 m². The gap looks like living area versus total area with terraces and roof, but we don't have a breakdown that proves it. We show both numbers as they are and check them against the floor plan and the contract before any deposit, not on the seller's word.

What rental return do you model for TRIO?

Our base nightly rate is Rp 4.2 million, from AirROI data for Nusa Dua scaled to a three-bedroom villa. Three occupancy levels follow, 55, 65 and 75%, the band for managed villas. Knock 40% off revenue to cover the manager, tax and repairs, and the middle scenario gives around 7.3% net a year. It's an estimate, and nobody guarantees the income.

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