NUSA DUA · ID RR-1371

EDEM II Santorini Residences: condo villas and 1–3 bedroom villas on the Nusa Dua hills

BREIG's second phase above the Nusa Dua coast opens at Rp 1.68 bn, the full-payment price of a 33 m² condo villa, and climbs to three-bedroom pool villas. White Santorini-style arches run through the complex. There's a new apartment block too. The lease runs to August 31, 2055, and our database puts handover in 2028.

Leasehold to 2055
Under construction
Ocean view
Managed by BREIG

0–3bedrooms
33–263 m²villa sizes
120–224 m²villa plots, per the master plan
Leaseholdto 31.08.2055
80%of villas sold, per the developer
8 minto Nusa Dua Beach, per the developer

Property

What you get

EDEM II Santorini Residences follows EDEM Villas, BREIG's first phase, which has sold out. The land sits on the hills over the southern Nusa Dua coast, next to the Kempinski and the Ritz-Carlton. The developer quotes 8 minutes to Nusa Dua Beach, 12 to Pandawa and 30 to the airport. The mix covers condo villas, one- to three-bedroom villas and a separate apartment block.

Most units look out to the ocean from white, arched buildings with open roofs. In the 33 and 40 m² condo villas you add the pool and roof terrace as options. The one-bedroom villa has 118 m² (≈ 1,270 sq ft) and a 46 m² pool of its own, while the two- and three-bedroom villas spread over two floors. Shared areas include a pool, gym, sauna and spa, Greek baths, a restaurant, coworking, a playground, parking and round-the-clock security. Units come furnished, and BREIG runs the rentals.

The lease agreement runs to August 31, 2055. Paid in full, a 33 m² condo villa costs Rp 1.68 bn, the 40 m² one Rp 2.17 bn, and the villas Rp 3.44 bn (1BR), Rp 5.66 bn (2BR) and Rp 8.12 bn (3BR). Installments add Rp 88.5 to 177 million. BREIG has no availability sheet, so we're confirming open lots, RDTR zoning, the PBG and the exact handover date.

Developer price list

EDEM II: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
Condo villa, 33 m²	33 m²	studio	Rp 1.64–2.15 bn	with numbers →
Condo villa with kitchen, 40 m²	40 m²	studio	Rp 2.17 bn	on request
SOLO villa with pool	118 m²	1	Rp 3.44 bn	on request
DUO villa with pool	138 m²	2	Rp 5.66–6.49 bn	with numbers →
TRIO villa with pool	263 m²	3	Rp 8.12–9.06 bn	with numbers →
Studio apartment, new phase	28–29 m²	studio	Rp 1.77 bn	with numbers →
1BR apartment, new phase	56–58 m²	1	Rp 3.36 bn	on request

Full-payment prices come from BREIG presentations, one for the villas and one for the apartments. Options cost extra: a condo villa roof Rp 194–230 million, a pool Rp 177–186 million, a 1BR villa roof Rp 353 million, a terrace and roof on the 2–3BR villas Rp 310–757 million. BREIG is still collecting applications for the apartments. We confirm the lot and its price at reservation.

Ownership

Ownership & what you actually get

EDEM II sells on a leasehold that expires on August 31, 2055, roughly 26 years after the planned handover. BREIG's materials say nothing about renewal, so we negotiate that clause into the contract. You reserve, pay 10% as you sign the PPJB, and the lease gets registered at a notary later. The certificate of occupancy (SLF) and a rental license follow completion.

Ownership and permits: EDEM II
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 baseFrom handover, about 26 years remain. BREIG's materials don't describe an extension, so any renewal terms have to go into the contract.
Zoning	To confirm via RDTRWe read the zone off an official RDTR extract before the deposit rather than take it from the sales team.
Building approval (PBG)	To confirmWe're requesting the approval number and a copy from BREIG. You shouldn't pay a deposit without them.
Developer	BREIG Property (PT BREIG Jaya Properti)The presentation names the company. We look up its registration and past handovers, with EDEM Villas phase one at the top of the list.
Certificate of occupancy (SLF)	Under construction, not issued yetWithout an SLF the regency issues no rental license. The contract should state when BREIG obtains it.
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 presentationEvery piece of furniture and equipment should appear in a contract appendix.

Nothing gets paid before our checks of the land title, the permits and the seller. You get the results in writing, open questions included.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

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

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Terms

EDEM II payment schedule

ReservationChoose a unit and BREIG takes it off sale.
10% at signingThe contract and the first 10%, then either full payment or an installment plan.
InstallmentsThe plan costs Rp 88.5 to 177 million more than paying in full. We request the tranche dates for your lot.
HandoverLast payment, and the unit passes to you.
ManagementA contract with BREIG's management company, with rental income paid quarterly.

The stages and the 10% first payment come from BREIG's presentation. Installment dates are missing there, and the PPJB will carry them once our review ends.

Location

Location: Hills above the coast · Nusa Dua

South Nusa Dua means five-star hotels on the sand, golf, calm water and the beaches of Pandawa and Melasti. The plot sits apart, on the hills. For cafés and shops you'll want a scooter.

EDEM II: the complex on green hills above the ocean, drone view (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

An ocean view, resort service a few minutes away and bookings without a sharp low season draw buyers here. On the flip side, the surrounding hills are still empty, and everyday errands take 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

What does Rise Real Bali charge when I buy at EDEM II?

The buyer pays nothing. Unit prices follow BREIG's list, and BREIG pays our commission. We cover the pre-deposit review of the land, the lease agreement, the zoning and the permits ourselves. You receive it in writing with the unresolved questions spelled out, so your decision rests on documents rather than a sales deck.

Can I buy at EDEM II from abroad?

Yes, the whole deal works remotely. We present the complex and its layouts over Zoom and do the document review on our side. A notary handles the lease and management agreements remotely against your power of attorney. After completion our team accepts the unit for you. Expect the price list and plans in your messenger before we speak.

How much does a unit at EDEM II cost, and what do I own?

Paying in full, you'd spend Rp 1.68 bn on a 33 m² condo villa and Rp 8.12 bn on a three-bedroom villa. The installment route adds Rp 88.5 to 177 million, starting with 10% down. You hold a leasehold under an agreement that ends on August 31, 2055. We confirm the specific lot is free before you reserve.

When will EDEM II be finished?

Construction is underway, and our database shows completion in 2028, the same year BREIG's own yield projections begin. The presentation gives no exact date, which is why the contract must carry a handover deadline and a penalty for delay. Installments follow construction stages we verify on site, not the calendar.

Where do the yield numbers come from?

BREIG shows returns from 11.4% a year at 75–85% occupancy with management at 18% of revenue. Our method differs: an AirROI nightly rate for Nusa Dua adjusted per unit type, occupancy from the professionally managed segment, and costs at 40% of revenue. Open any unit page for the numbers. They remain our projection and carry no income guarantee.

Units in this project