NYANYI · ID RR-5267

Flower Estates Orangeria: two-bedroom villa, 106 m², private pool, Nuanu

Most homes at Flower Estates, sixteen out of twenty, follow this Orangeria plan: one level, two bedrooms, two bathrooms and 106 m² with a private pool and garden. It costs Rp 8.85 bn, held as HGB through a PT PMA on the freehold plot or on a leasehold guaranteed for 78 years. The PBG is in place, and 618 Development targets handover in Q3 2027.

Unit in Flower Estates

  • Freehold or leasehold 78 years
  • Pre-sale
  • OXO Living management
  • 2bedrooms
  • 2bathrooms
  • 106 m²living area
  • 298.5 m²plot, per listing data
  • Freeholdor leasehold 78 years
  • Q3 2027handover

Property

What you get

Orangeria 2BR is the main layout at Flower Estates. It covers 106 m² (≈ 1,140 sq ft) on one floor, and our listing database gives this plot as 298.5 m². Two bedrooms with two bathrooms suit a couple, a small family or two couples sharing a week. 618 Development builds the project inside Nuanu Creative City, away from the through roads.

Glass runs floor to ceiling, framed by wood and stone, in the spirit of a greenhouse moved to the tropics. The living room opens its full width onto a private pool, with fruit trees planted around it. A seismic frame and triple-layer waterproofing sit under ironwood, teak, granite, marble and black lava finishes. The structure carries the developer's 15-year warranty.

Our database lists the plot as Tourism/Mixed, and the developer already holds the PBG. Ownership comes two ways: HGB through a PT PMA on the freehold plot, or a 78-year leasehold made of a base term with extensions. The villa costs Rp 8.85 bn, paid 30% after the PPJB, 30% at the finished structure and 40% on handover. The developer targets Q3 2027.

Developer: 618, all projects and terms

Ownership

Ownership & what you actually get

Most single-villa buyers here compare two paths. With a PT PMA the company holds HGB and the villa has no lease end, though you run the company every year. The leasehold path gives 78 guaranteed years under a land lease in your name. A reservation comes first, then the PPJB, then a notary. SLF and the rental license arrive after completion.

Ownership and permits: Flower Estates · Orangeria 2BR villa
Form of ownershipFreehold or 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). For this villa, the PT PMA route or a lease on the plot.
Lease termLeasehold guaranteed for 78 yearsA 78-year term means a base lease with extensions stacked on top. We measure the remainder from handover, and the land lease has to spell out the extension guarantee.
ZoningTourism/Mixed, per listing dataBefore the deposit we pull the RDTR and OSS extract for this plot rather than trust a verbal answer.
Building approval (PBG)IssuedThe listing database records the permit. You get its number and extract in our report before paying.
Developer618 DevelopmentThe selling company still needs confirming. Our check covers its land right and what it has already completed in Nuanu.
Certificate of occupancy (SLF)After construction endsRental licensing starts only after the SLF, and your installments move with construction progress.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverPackage to confirm, Q3 2027Your contract gets the furniture and appliance specification as an appendix. The 15-year structural warranty comes from the developer's materials.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Flower Estates · Orangeria 2BR villa payment schedule

  1. ReservationA booking agreement and deposit pull this villa from sale.
  2. 30% first installmentYou pay the first 30% once the PPJB carries both signatures.
  3. 30% structureThe next 30% follows completion of the load-bearing frame.
  4. 40% handoverWe inspect finishes, systems and the furniture inventory, then the last 40% goes out.

The 30 / 30 / 40 split comes from the developer's presentation. Dates for each installment and a penalty for late delivery go into your PPJB.

Location

Location: Nuanu · Nyanyi

Between Tanah Lot and Cemagi, Nyanyi is a coast of black sand backed by rice fields. Nuanu Creative City supplies most of the everyday life, and Canggu covers the busy café streets.

Flower Estates Orangeria 2BR: villas lined up over rice terraces, render
Nyanyi · Tabanan · inside Nuanu Creative City
  • ProEdGlobal school≈ 1 km
  • Nuanu Creative City center≈ 1.1 km
  • Nyanyi Beach≈ 1.7 km
  • Canggu≈ 20–25 min
  • Ngurah Rai Airport≈ 60 min

A two-bedroom here rents on quiet and on Nuanu's events next door. Guests who want Canggu's coworking spaces face a 20–25 minute scooter ride.

Nuanu · Nyanyi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 3cafés
  • 2sights
  • 1shop

Closest places

  • Sari Amerta Luwak Coffeecafé · 782 m
  • Vkusnaya Rybacafé · 826 m
  • Hearthsight · 943 m
  • Circle Kshop · 977 m
  • Jungle Kidssight · 986 m
  • ProEdGlobalschool · 1 km
  • Lumeirasight · 1.1 km
  • Nuanu Creative Citysight · 1.1 km

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Flower Estates · Orangeria 2BR villa

What does Rise Real Bali charge when I buy this Orangeria villa?

Our fee is zero for you: 618 Development pays it from the list price you see. For this villa we check the zoning, the PBG extract, and either the PT PMA setup with HGB or the 78-year lease contract. All of it happens before your deposit, on our budget, and ends in a written report listing every open point.

Can I buy the two-bedroom Orangeria remotely?

Yes. We show the villa on Zoom, and a notary in Bali takes over the paperwork once you've signed a power of attorney. Acceptance on site is our job. Since the project is under construction, installments track stages that we inspect and photograph for you. The final payment waits for the complete document pack. Your deposit, in turn, waits for clean papers.

PT PMA or leasehold for a single rental villa: which fits?

The company route means your own PT PMA holding HGB: paid-up capital, annual reporting and tax costs every year. The 78-year leasehold is a land lease in your name, a base term plus extensions. For one villa you rent out, buyers usually take the leasehold. A PT PMA makes more sense if you plan a business on the island. We walk through your case.

How do the payments for the villa work?

The developer's presentation sets three payments after a reservation agreement takes the villa off sale. You pay 30% once both sides sign the PPJB, 30% when the load-bearing structure stands complete and 40% at handover. We write a date for each installment and a penalty for late delivery into the PPJB, so the schedule binds the developer too.

Do you publish a yield model for this villa?

Not on the page, since this is a pre-sale project and the rental license only comes after completion. We build one on request. The base input is an AirROI nightly rate for Nyanyi, corrected for a two-bedroom pool villa. It runs three occupancy cases for managed rentals and deducts 40% of revenue for costs. You get an estimate, not a guarantee.

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