NUSA DUA · ID RR-2987

K-Village: two-bedroom villa with an ocean view, 106 m², Nusa Dua

At Rp 7.96 bn, villa 28 is the top-row lot at K-Village: 106 m² inside, two bedrooms, a private pool and a terrace angled at the ocean. Its lease runs past the project's base term, at 28 + 25 years. PCE plans handover in 2027.

Unit in K-Village · units listed: 2

Leasehold 28 + 25
Foundations
Ocean view
Private pool

2bedrooms
106 m²villa size
200 m²plot
Leasehold28 + 25 years
2027handover

Property

What you get

No lot in K-Village costs more than villa 28: two bedrooms, 106 m² (≈ 1,140 sq ft), its own pool and a terrace facing the sea. You're paying for the view. A garden two-bedroom with the same plan next door lists at Rp 5.04 bn.

The living room works as a pavilion, with a tall beamed ceiling, a wall of stained glass and a kitchen island. It steps out to the pool with no threshold in the way. Each bedroom has a walk-in closet and a bathroom of its own, and the lounger courtyard looks across the pool toward the coast.

PCE gives this lot a 28 + 25 year lease, three years more than the project's standard 25 + 25. The sheet records the plot as 1.89 are, meaning 189 m², while our database shows 200 m², so we'll settle that before the deal. The price comes to Rp 7.96 bn. We still need the handover quarter and a payment plan from PCE.

The numbers for this property

K-Village · 2BR ocean-view villa yield: gross and net

For villa 28, PCE quotes 11.1% a year, and that number leaves out management, tax and upkeep. Our model below takes AirROI's Nusa Dua rate, raises it to Rp 3.0 million per night for an ocean-view two-bedroom, then deducts management, tax, wear and upkeep.

Gross 9.0%≈ Rp 714 million a year at 65% occupancy and Rp 3.0 million a night Net 5.4%≈ Rp 428 million a year · payback ≈ 18.6 years

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

Gross rental incomeRp 714 million9.0% of price · rate Rp 3.0 million, occupancy 65%
Management companyRp 128 million18% of revenue · market range 15–25%
TaxRp 71.4 million10% of rental income · the rate varies with your ownership structure
Wear and upkeepRp 85.7 million12% of revenue · covers empty nights, supplies and repairs
Net to youRp 428 million5.4% of price · payback ≈ 18.6 years

Occupancy scenarios: K-Village · 2BR ocean-view villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 604 million	Rp 242 million	Rp 362 million	4.6%	22.0 years
65%base	Rp 714 million	Rp 286 million	Rp 428 million	5.4%	18.6 years
75%strong	Rp 824 million	Rp 329 million	Rp 494 million	6.2%	16.1 years

Where the numbers come from

Developer's figures: For villa 28, PCE quotes 11.1% a year, and that number leaves out management, tax and upkeep. Our model below takes AirROI's Nusa Dua rate, raises it to Rp 3.0 million per night for an ocean-view two-bedroom, then deducts management, tax, wear and upkeep. Shown as published. They are not part of our model.
Nightly rate: Rp 3.0 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

Villa 28 carries a longer lease than its neighbors: 28 years, then 25 more on renewal, as its lot sheet states. Your paperwork moves from reservation to a PPJB and closes with a notarized lease when the villa is done. We see the PBG marked as issued in our database. SLF and rental license applications wait for completion.

Ownership and permits: K-Village · 2BR ocean-view villa
Form of ownership	LeaseholdHak Milik, full freehold, is closed to foreigners. Your options are a leasehold, a right-to-use title (Hak Pakai) once you have a stay permit, or a right to build (HGB) held through a foreign-owned company (PT PMA).
Lease term	28 + 25 years, per the lot sheetThe project shows 25 + 25 and villa 28 shows 28 + 25. Your contract uses the lot's figure and spells out how renewal works.
Zoning	Tourism/Mixed, per our databaseOur records give the site tourism zoning. An RDTR extract has to agree before any money moves.
Building approval (PBG)	Issued, per our databaseWe'll have the permit number and its extract in hand before you pay, attached to our findings.
Developer	PCE, legal entity to confirmPCE's legal entity doesn't appear in our files. We ask for it early and look over the developer's finished work.
Certificate of occupancy (SLF)	Not yet, foundations stageWithout an SLF no rental license can follow, so each payment waits for a completed stage.
Short-term rental license (NIB)	After handoverVillas with no valid rental license (NIB) get pulled from Airbnb, Booking.com and similar sites. Our numbers use long-term rental until villa 28 is licensed.
Indonesian nominee	Not usedRegistering a villa to a local nominee carries criminal risk under Perda 4/2026, and the asset can be lost in a dispute. We don't work on that basis.
Developer escrow	None, the market works without itEscrow isn't standard with Bali developers. What protects you is the payment structure, each tranche tied to a verified stage, and a penalty clause for late delivery.
Furniture and handover	Turnkey, furnished, per the sheetA fit-out and appliance schedule rides along with the purchase contract as an appendix.

For villa 28, money moves only after we've verified the land lease, the permits and the selling entity. Our written findings spell out any gaps left.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for K-Village · 2BR ocean-view villa?

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

Terms

K-Village · 2BR ocean-view villa payment schedule

ReservationSecure villa 28 with a deposit. PCE will name the amount.
ContractThe first installment goes out at signing, and you settle the rest in full or by installments.
Construction stagesMoney moves only after each stage, on a timetable we request for villa 28.
HandoverYou pay the balance and receive the keys against a handover act.

Nothing in PCE's sheet shows how the price splits into tranches. Once checks wrap up, that timetable lands in the PPJB.

Location

Location: Sawangan · Nusa Dua

From Sawangan's upper rows you look over the coast, while the streets below stay residential and green. A night out means driving to the ITDC area or Jimbaran.

K-Village 2BR villa: terrace sofas with the ocean beyond (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

Guests in Nusa Dua pay extra for a water view, and bookings hold steady outside peak months. Evenings are sleepy, though.

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 · 2BR ocean-view villa

What does Rise Real Bali charge for villa 28 at K-Village?

You pay nothing extra, since PCE funds our commission from its list price. Ahead of a deposit we read the land lease and its renewal clause, hold the zone up against the RDTR map, verify the selling company and get hold of the PBG extract. The bill for those checks is ours, and the written report we send lists every open item.

Is it possible to buy the ocean-view two-bedroom remotely?

It is. We share the sheet, the plan and construction progress over Zoom, and our team reviews the papers. Your notary signs the lease and the operator contract by proxy. At completion we inspect villa 28 on site and sign the handover act for you. Nobody needs you in Bali for any step of the deal.

Why does this villa cost more than the other two-bedrooms?

Two reasons. First comes the view: villa 28 sits on the top row facing the ocean, whereas a garden two-bedroom of the same size costs Rp 5.04 bn. Second comes the lease, 28 + 25 years instead of the base 25 + 25. Both push up the nightly rate and what the villa could fetch when you decide to sell.

What's behind the yield numbers for villa 28?

The nightly rate of Rp 3.0 million is AirROI data for Nusa Dua, lifted for an ocean-view two-bedroom. Occupancy cases sit at 55, 65 and 75%, the band for professionally managed villas. Management, tax, wear and upkeep swallow 40% of gross revenue. Read the outcome as our estimate, with no income guaranteed.

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