NUSA DUA · ID RR-2980

K-Village: one-bedroom villa with its own pool, 64 m², in Sawangan, Nusa Dua

This K-Village one-bedroom costs Rp 3.19 bn for 64.1 m² on a single floor, set on an 80.68 m² plot with its own pool and a patch of garden. Inside you get a living room with a kitchen, a skylit bedroom and a shower room. The lot's lease reads 23 + 5 + 25 years, and handover falls in 2027.

Unit in K-Village · units listed: 2

  • Leasehold 23 + 5 + 25
  • Foundations
  • Private pool
  • Garden view
  • 1bedroom
  • 64.1 m²villa size
  • 80.68 m²plot under the villa
  • Leasehold23 + 5 + 25 years
  • 2027handover

Property

What you get

K-Village has more one-bedrooms than any other layout: a single-story villa with its own pool and garden. On the developer's availability sheet, villas 18A, 20 and 21 remain open. All three face the garden, and all three carry one price.

Past the front door you find a lounge organized around a kitchen island, a bedroom under a skylight and a shower room. Exposed beams, carved panels and tinted glass inserts repeat the project's style. The pool and courtyard take up the rest of the 80.68 m² (≈ 870 sq ft) plot. Couples and solo travelers rent this size, and in Nusa Dua they tend to stay a week or longer.

The sheet says 64.1 m², our listing database says 63 m², and we'll pin down the right number before the deal. PCE writes this lot's lease as 23 + 5 + 25 years, although the project page shows 25 + 25. Price: Rp 3.19 bn. The handover quarter and the payment timetable are what we're still confirming.

The numbers for this property

K-Village · 1BR villa yield: gross and net

PCE's sheet quotes a 12.9% annual yield for this villa, a gross figure. Our model below starts from a Nusa Dua nightly rate of Rp 1.9 million, tuned to a one-bedroom villa, and then deducts operating costs.

Gross 11.8%≈ Rp 377 million a year at 53% occupancy and Rp 1.9 million a night Net 9.9%≈ Rp 316 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 377 million11.8% of price · rate Rp 1.9 million, occupancy 53%
  • Operating costsRp 60.3 million16% of revenue
  • Net to youRp 316 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: K-Village · 1BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
43%cautiousRp 306 millionRp 48.9 millionRp 257 million8.1%12.4 years
53%baseRp 377 millionRp 60.3 millionRp 316 million9.9%10.1 years
63%strongRp 448 millionRp 71.6 millionRp 376 million11.8%8.5 years

The base case is 53% occupancy under professional management, with 43% as the cautious case and 63% as the strong one.

Where the numbers come from

Developer's figures
PCE's sheet quotes a 12.9% annual yield for this villa, a gross figure. Our model below starts from a Nusa Dua nightly rate of Rp 1.9 million, tuned to a one-bedroom villa, and then deducts operating costs. Shown as published. They are not part of our model.
Nightly rate
Rp 1.9 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: 43% cautious, 53% base and 63% 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

Lot paperwork puts the term at 23 + 5 + 25 years, and that wording, with the mechanics of each renewal, is what goes into your contract. First comes a reservation, then a PPJB, then a notarized lease when the villa is complete. According to our database the PBG exists. SLF and rental license paperwork can only start after completion.

Ownership and permits: K-Village · 1BR villa
Form of ownershipLeaseholdA foreign buyer can't hold freehold (Hak Milik) directly. You can buy on a leasehold, take a right-to-use title (Hak Pakai) if you hold a stay permit, or set up a foreign-owned company (PT PMA) with a right to build (HGB).
Lease term23 + 5 + 25 years, per the lot sheetFor the project PCE quotes 25 + 25, for this lot 23 + 5 + 25. We follow the lot's wording and set the renewal steps down in the contract.
ZoningTourism/Mixed, per our databaseListing records put the plot in a tourism zone. We match that against an RDTR extract before your deposit.
Building approval (PBG)Issued, per our databaseBefore you pay, we obtain the permit number and extract and add both to our report.
DeveloperPCE, legal entity to confirmNone of our documents gives PCE's legal entity yet. We'll get it pre-deposit and review what PCE has finished so far.
Certificate of occupancy (SLF)Not yet, foundations stageA rental license needs the SLF first. That's why your payments track the build instead of dates.
Short-term rental license (NIB)After handoverBooking platforms, Airbnb included, delist villas without a valid rental license (NIB). Until this villa has one, our model assumes long-term rental only.
Indonesian nomineeNot usedA title held in a local's name exposes you to criminal liability under Perda 4/2026 and can cost you the villa in a dispute. We stay out of nominee deals.
Developer escrowNone, the market works without itThe Bali market runs without developer escrow. You're protected by payments released only after verified construction stages, plus a late-delivery penalty written into the contract.
Furniture and handoverTurnkey, furnished, per the sheetYour contract lists every piece of furniture and each appliance in an appendix.
Your deposit waits for our due diligence on the plot, the permits and the company named in the contract. Anything unresolved shows up in the written report we hand you.
Gusti AyuBroker · Rise Real Bali
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Terms

K-Village · 1BR villa payment schedule

  1. ReservationChoose villa 18A, 20 or 21 and leave a deposit, sized once PCE names it.
  2. ContractSign and pay a first installment, then settle in one go or spread the rest.
  3. Construction stagesTranches line up with finished stages. We ask PCE for this villa's timetable.
  4. HandoverThe balance goes in and the keys come out, recorded in a handover act.

No payment plan for the one-bedrooms appears in PCE's paperwork. We'll agree the split after our checks and fix it in the PPJB.

Location

Location: Sawangan · Nusa Dua

Sawangan keeps Nusa Dua's calm without the hotel crowds: residential lanes, trees, the sea a few scooter minutes off. Big shops and nightlife mean a drive to ITDC or Jimbaran.

K-Village 1BR villa: courtyard and pool after dark (render)
Nusa Dua · Badung · Sawangan
  • Nusa Dua Beach≈ 4.5 km straight line
  • Pandawa Beach≈ 2.4 km straight line
  • Ngurah Rai Airport≈ 10.4 km straight line
  • Uluwatu≈ 13.3 km straight line
  • Coastline≈ 400 m, per our database

A one-bedroom in Sawangan rents to couples and long-stay guests who want flat water and hotel service a short ride away. Evenings are the weak spot, with cafes 15 to 30 minutes off.

Sawangan · Nusa Dua · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6sights
  • 3restaurants
  • 1gym

Closest places

  • Pura Karang Bonasight · 193 m
  • Gala Viewpointsight · 292 m
  • Alam Paragliding Flying Sitesight · 298 m
  • RUIG Paraglidingsight · 320 m
  • The Viewrestaurant · 442 m
  • Charming Beachrestaurant · 944 m
  • The Ritz-Carlton, Balihotel · 1.1 km
  • Taman Sari Beachbeach · 1.2 km

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

Straight answers

Questions about K-Village · 1BR villa

How much does Rise Real Bali charge on a K-Village one-bedroom?

Nothing. You pay PCE's list price, and PCE pays us. For villas 18A, 20 and 21 we request the ground lease with its renewal terms, compare the zone with the RDTR, identify the selling company and pull the PBG extract. We fund all of it ahead of your deposit. You get the outcome in writing, open points included.

Can I buy the one-bedroom villa from overseas?

You can. Over Zoom we show you the availability sheet, the floor plan and how the site is progressing, and we run the document checks. A notary handles the lease and management papers under your signed proxy. When the builders leave, our team inspects the villa and signs the handover act in your name, so you never have to fly in.

Which one-bedroom villas are open, and how do they differ?

Villas 18A, 20 and 21 show as open. Each offers 64.1 m² inside, an 80.68 m² plot, a garden outlook and an identical price. Villa 12A stands apart: 86 m² facing the ocean for Rp 4.34 bn. Before you reserve, we ask PCE to confirm in writing that your chosen lot is still free.

How did you get the yield figures for this villa?

Our starting rate is the nightly figure of comparable managed villas in Nusa Dua, tuned to a one-bedroom villa of this size: Rp 1.9 million per night. Three occupancy cases follow at 43, 53 and 63%, drawn from professionally managed stock. Operating costs then claim 16% of revenue. What remains is our estimate, and no rental income comes guaranteed.

Why does the lease read 23 + 5 + 25 years?

That's how PCE states the term for this particular lot, while the project overall shows 25 + 25. We treat the lot's wording as binding and copy it into your contract along with the renewal procedure. When we model income, we count the base years only, so each extension becomes upside rather than part of the math.

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