NUSA DUA · ID RR-3029

EDEM II: 28 m² studio apartment in the new block, Nusa Dua

Studio apartments in the new EDEM II block are the cheapest way into BREIG's second phase: this 28 m² unit costs Rp 1.86 bn and shares a long pool beside the arched facade. You'd hold a lease to August 2055. The developer targets handover in December 2028, with furniture included.

Unit in EDEM II · units listed: 4

Leasehold to 2055
Under construction
Shared pool
Low entry price

Studiono separate bedroom
28 m²size in our database
Leaseholdto 31.08.2055
12.2028handover, per our database
29 m²size in the developer's yield model

Property

What you get

The newest EDEM II phase isn't villas at all but a separate apartment block on the same hillside plot. Your studio measures 28 m² (≈ 300 sq ft): one room with a kitchen, plus a bathroom. The block has its own shared zone, a pool running along the facade and a lounge area.

Our listing database records 28 m², while BREIG's yield model shows 29 m² at this price in the Hills block. We'll settle that one-meter gap against the floor plan before you sign. On the developer's price list, Hills studios start at Rp 1.77 bn and Ocean block studios at Rp 2.04 bn.

Small size, low entry and a shared pool make this a nightly-rental format. A studio earns less per night than a villa, but it ties up far less capital. The lease runs to 2055. BREIG hasn't supplied interior renders of good enough quality yet, so the gallery shows the block and its common areas.

The numbers for this property

EDEM II · Studio apartment yield: gross and net

The developer quotes 11.4% a year and up for EDEM II, assuming 75–85% occupancy and an 18% management fee, before tax and wear. Below is our model: for a 28 m² studio we cut the Nusa Dua rate to Rp 1.2 million a night and deduct every running cost.

Gross 14.7%≈ Rp 273 million a year at 65% occupancy and Rp 1.2 million a night Net 8.8%≈ Rp 164 million a year · payback ≈ 11.3 years

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

Gross rental incomeRp 273 million14.7% of price · rate Rp 1.2 million, occupancy 65%
Management companyRp 49.1 million18% of revenue · market range 15–25%
TaxRp 27.3 million10% of rental income · rate depends on the structure
Wear and upkeepRp 32.8 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 164 million8.8% of price · payback ≈ 11.3 years

Occupancy scenarios: EDEM II · Studio apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 231 million	Rp 92.4 million	Rp 139 million	7.5%	13.4 years
65%base	Rp 273 million	Rp 109 million	Rp 164 million	8.8%	11.3 years
75%strong	Rp 315 million	Rp 126 million	Rp 189 million	10.2%	9.8 years

Where the numbers come from

Developer's figures: The developer quotes 11.4% a year and up for EDEM II, assuming 75–85% occupancy and an 18% management fee, before tax and wear. Shown as published. They are not part of our model.
Nightly rate: Rp 1.2 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.

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Ownership

Ownership & what you actually get

The studio is leasehold. BREIG's yield model dates the lease end to January 9, 2055, while our listing database says August 31, 2055, and we'll confirm the right date in the contract along with any renewal terms. Expect about 26 years after handover. A 10% payment comes with the PPJB. The certificate of occupancy (SLF) and the rental license (NIB) come after completion.

Ownership and permits: EDEM II · Studio apartment
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 baseRoughly 26 years remain after handover. Two end dates are in play, January 9 and August 31, 2055. The contract decides which, and it also has to state renewal terms.
Zoning	To confirm via RDTRThe plot's zone comes from an RDTR extract that we order before any deposit, never from a verbal assurance.
Building approval (PBG)	To confirmNo deposit until we've seen the PBG number and a copy of the approval.
Developer	BREIG Property (PT BREIG Jaya Properti)BREIG's presentation gives this company name. Our checks cover its registration and delivered projects, starting with the first EDEM Villas phase.
Certificate of occupancy (SLF)	Under construction, not issued yetA studio can't get a rental license before the block has its SLF. The contract should commit BREIG to a date.
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 presentationThe studio's furniture and appliance inventory goes into your contract as an appendix.

First the checks, then the deposit. We look at the land, the permits and the seller, and send you a written report of what's still open.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for EDEM II · Studio apartment?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

EDEM II · Studio apartment payment schedule

ReservationYou pick a studio and BREIG holds it for you.
10% at signingSign the contract with 10% down, then pay the rest at once or over time.
InstallmentsSpreading payments raises the price by Rp 88.5 to 177 million. Tranche dates come on request.
HandoverThe closing payment, and the keys are yours.
ManagementYou sign with BREIG's rental manager and receive income every quarter.

BREIG's presentation sets out these steps and the 10% down payment. It has no tranche calendar for installment buyers, so we agree one in the PPJB after due diligence.

Location

Location: Hills above the coast · Nusa Dua

Around the block you have south Nusa Dua's five-star beach hotels, golf courses and gentle surf at Pandawa and Melasti. The hillside is still thinly built, so a scooter is how you get to food and groceries.

EDEM II studio: apartment block and pool with the ocean in the distance (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

Guests come for sea views, the big hotels next door and a season that stays fairly even through the year. The catch for a studio guest: empty hills around, with restaurants 10 to 15 minutes by 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 · Studio apartment

What does Rise Real Bali charge for an EDEM II studio?

Nothing on your side. BREIG's list price applies, and BREIG pays us. For this studio we ask for the land lease and its exact end date, run an RDTR zoning check, confirm the company behind the project and obtain the PBG. We pay for that review ourselves and finish it before any deposit. The open points reach you in a signed memo.

Can I buy a studio at EDEM II without visiting Bali?

Yes. You watch the layout and the construction progress with us on Zoom, and our team handles the paperwork. A notary signs off the lease and the rental management agreement under your power of attorney. Once the block is complete, we accept the studio for you under the handover act. There's no need to fly in.

What's the difference between the Hills and Ocean blocks?

View and price. At similar sizes, Hills studios start at Rp 1.77 bn and Ocean studios at Rp 2.04 bn. The Ocean block faces the coast, and Hills looks over the green slopes. For nightly guests a sea view tends to earn back that gap sooner than buyers expect. We check with BREIG which block still has free units.

How do you model rental income for a 28 m² studio?

We start from Rp 1.2 million a night, the AirROI rate for Nusa Dua scaled to a small studio. The three studio scenarios, 55, 65 and 75% occupancy, mirror professionally run rentals. Costs swallow 40% of the takings. That leaves roughly 8.8% net a year at the middle case. It's our estimate rather than an income promise.

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