NUSA DUA · ID RR-1623

K-Village: 36 pool villas in Sawangan, Nusa Dua

K-Village villas start at Rp 3.19 bn for a 64 m² one-bedroom with its own pool. PCE is building 36 of them in Sawangan, the residential side of Nusa Dua, with carved Balinese detailing. The lease runs 25 years plus a 25-year extension, and PCE targets handover in June 2027.

Leasehold 25 + 25 years
Foundations
Private pool
36 villas

1–3bedrooms
64–145 m²villa size
80–200 m²plots
Leasehold25 + 25 years
06.2027handover, per our database
36villas in the project

Property

What you get

K-Village sits in Sawangan, the residential pocket of Nusa Dua away from the hotel strip. Nusa Dua Beach is about 4.5 km off in a straight line, and Pandawa Beach is closer at 2.4 km. Around the site you'll find gardens and private houses, and no traffic noise.

The architecture is what sells it. Concrete and timber meet carved panels, colored stained glass and high ceilings with exposed beams. Every villa gets its own pool and courtyard, with a kitchen island, a living room and bedrooms lit from above. Ocean-view villas stand on the upper row and cost more, and the nightly rate follows the view.

You'd hold a 25-year leasehold, and the developer promises another 25 years at market price. The availability sheet shows open one-bedroom villas of 64.1 m² at Rp 3.19 bn and an ocean-view two-bedroom of 106 m² at Rp 7.96 bn. Our database has the 104 m² two-bedroom (Rp 5.04 bn) and the 145 m² three-bedroom (Rp 6.37 bn) on hold until the developer reprices them. Still open on our side: RDTR zoning, a PBG number and the payment timetable.

Developer price list

K-Village: 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
1BR villa, garden view	64.1 m²	1	Rp 3.19 bn	with numbers →
1BR villa, ocean view	86 m²	1	Rp 4.34 bn	on request
2BR villa, garden view	104 m²	2	Rp 5.04 bn	on request
2BR villa, ocean view, lease 28 + 25	106 m²	2	Rp 7.96 bn	with numbers →
3BR villa	145 m²	3	Rp 6.37 bn	on request

Figures here come from PCE's price sheet, cross-checked with our listing records. We reconfirm availability and the current price at reservation, and we'll message you the full sheet.

Ownership

Ownership & what you actually get

Ownership at K-Village is a leasehold of 25 years, with another 25 promised at market price, and a few villas carry longer terms shown on their own pages. You reserve, sign a PPJB, then a notarized lease at handover. Our database lists the PBG as issued, while an SLF and a rental license come only once construction wraps up.

Ownership and permits: K-Village
Form of ownership	LeaseholdFreehold (Hak Milik) stays with Indonesian citizens. As a foreigner you buy through a leasehold, a right-to-use title (Hak Pakai) backed by a stay permit, or a foreign-owned company (PT PMA) that holds a right to build (HGB).
Lease term	25 + 25 yearsWe count the remaining years from handover, not from the purchase date. The extension formula goes into the contract. Some villas have longer terms, listed on their own pages.
Zoning	Tourism/Mixed, per our databaseOur listing database marks a tourism zone. An RDTR extract settles it before the deposit.
Building approval (PBG)	Issued, per our databaseWe request the number and the extract before your deposit and attach them to our report.
Developer	PCE, legal entity to confirmOur materials don't name the selling company. We ask for it before the deposit and look at the projects PCE has delivered.
Certificate of occupancy (SLF)	Not yet, foundations stageNo SLF means no rental license, so payments follow construction stages, not the calendar.
Short-term rental license (NIB)	After handoverVillas lacking a valid rental license (NIB) are being delisted from Airbnb and Booking.com. Our K-Village models assume long-term rental until each villa is licensed.
Indonesian nominee	Not usedHolding a villa through a local nominee is a criminal risk under Perda 4/2026, and a dispute can leave you without the asset. We turn these deals down.
Developer escrow	None, the market works without itDevelopers on Bali work without escrow. Your safeguard sits in the contract: stage-linked payments after each verified milestone and a penalty if PCE delivers late.
Furniture and handover	Turnkey with furniture, per the sheetThe furniture and appliance list becomes an appendix to the contract.

We run due diligence on the ground lease, the permits and the selling entity before any deposit. Whatever is still unresolved goes into a written report you keep.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for K-Village?

Leave your WhatsApp and I'll send them today.09:41

Terms

K-Village payment schedule

ReservationPick a villa from the availability sheet and place a deposit. PCE hasn't set the amount yet.
ContractFirst installment at signing, then full payment or an installment plan.
Construction stagesEach tranche follows a finished stage, on a schedule we request for your villa.
HandoverFinal payment, then the villa passes to you under a signed handover act.

PCE hasn't published how payments split across the build. We'll negotiate that split with PCE and pin it in the PPJB.

Location

Location: Sawangan · Nusa Dua

Sawangan is the quiet end of Nusa Dua: homes, greenery and a short scooter ride to the water. For cafes and shops, residents drive to the ITDC enclave or Jimbaran.

K-Village: villa courtyard and pool by day (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

People buy in Nusa Dua for gentle water, five-star service next door and a rental calendar with little seasonal dip. What you give up is nightlife: cafes and markets sit 15 to 30 minutes off by car.

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

What does Rise Real Bali charge when I buy at K-Village?

Zero. Our commission comes out of PCE's side of the deal. Before you commit money, we pay for a review covering the ground lease with its renewal wording, RDTR zoning, which company actually sells and an extract of the PBG. You'll receive our findings in writing with every loose end named, so documents drive the decision instead of a promise.

Can I buy a K-Village villa without flying to Bali?

Yes. On a Zoom call we go through the sheet and the floor plans, while our team handles document review. Your notary executes the land lease and the operator agreement with the power of attorney you grant. Once construction ends, we inspect your villa in person and take delivery on your behalf. Expect the price list in your messenger before we talk.

Which K-Village villas are still available?

The availability sheet shows open one-bedroom villas of 64.1 m² at Rp 3.19 bn and one ocean-view two-bedroom of 106 m² at Rp 7.96 bn. Some lots carry a sold mark. Others stay closed until the developer reprices them. Before you reserve, we get the status of your villa from the developer in writing.

How do the ocean-view villas differ from the garden ones?

Ocean-view villas stand on the upper row and cost more: Rp 4.34 bn against Rp 3.19 bn for a comparable garden one-bedroom. The nightly rate covers the gap. In Nusa Dua a water view lifts what guests pay far more than extra square meters do. We show the numbers in a model for the specific villa.

How do you estimate rental yield for K-Village villas?

Models sit on the one-bedroom and two-bedroom pages. The starting point is AirROI's Nusa Dua nightly rate, corrected for villa type and floor area. Occupancy scenarios reflect professionally run villas. Management, tax and upkeep then eat 40% of the gross. Treat what's left as our estimate, never a promised income.

Units in this project