NUSA DUA · ID RR-5669

Kiara Beachfront: one-bedroom apartment, 83 m², in Nusa Dua

An 83 m² (≈ 895 sq ft) one-bedroom with a terrace sits on the Nusa Dua beachfront, with shared pools, a spa and a restaurant on site. The leasehold is 31 years and the price is Rp 3.95 bn, semi furnished, with 30% due as the first payment.

Unit in Kiara Beachfront · units listed: 3

  • Leasehold 31 years
  • Beachfront
  • Semi furnished
  • 1–3 bedrooms
  • 1bedroom
  • 1bathroom
  • 83 m²size
  • Beachbeachfront
  • Leasehold31 years

Property

What you get

At 83 m² (≈ 895 sq ft), this is the entry point to the project: one bedroom, one bathroom and a terrace, finished semi furnished.

The likely guest is a couple on a beach holiday. A turnkey furniture package costs Rp 300 million on top, and you should add it to your budget.

We use Rp 1.5 million a night, the level for one-bedroom apartments in Nusa Dua, set higher because the building stands on the beachfront. Occupancy is 79% in the base case, 69% cautious and 89% strong. Operating costs take 20% of revenue. The base case leaves about Rp 347 million a year, 8.8% of the price.

The numbers for this property

Kiara Beachfront · 1 bedroom yield: gross and net

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 1.5 million, with operating costs deducted from revenue.

Gross 11.0%≈ Rp 434 million a year at 79% occupancy and Rp 1.5 million a night Net 8.8%≈ Rp 347 million a year · payback ≈ 11.4 years
  • Gross rental incomeRp 434 million11.0% of price · rate Rp 1.5 million, occupancy 79%
  • Operating costsRp 86.8 million20% of revenue · management, tax, wear and upkeep
  • Net to youRp 347 million8.8% of price · payback ≈ 11.4 years
Occupancy scenarios: Kiara Beachfront · 1 bedroom
OccupancyGross incomeExpenses 20%Net% of pricePayback period
69%cautiousRp 379 millionRp 75.8 millionRp 303 million7.7%13.0 years
79%baseRp 434 millionRp 86.8 millionRp 347 million8.8%11.4 years
89%strongRp 489 millionRp 97.7 millionRp 391 million9.9%10.1 years

The base case assumes 79% occupancy under professional management. Cautious is 69%, strong is 89%.

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 1.5 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: 69% cautious, 79% base and 89% strong.
Costs
20% 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

This one-bedroom is held on a 31-year leasehold. The developer hasn't stated an extension, so we're confirming it and will write whatever is agreed into the contract. You sign the PPJB with a notary, and the remaining years count from handover. Stage and handover date are still with the developer, as are the PBG, SLF and rental license.

Ownership and permits: Kiara Beachfront · 1 bedroom
Form of ownershipLeaseholdForeigners 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 term31 yearsNo extension is stated, so we ask the developer about it. The years left are counted from handover.
ZoningTo confirmOur RDTR extract shows the zone and any building limits before you put down a deposit.
Building approval (PBG)To confirmYou get the permit number and an extract from us ahead of the deposit.
DeveloperMirah I&DWe check the entity behind the project and the buildings it has completed.
Certificate of occupancy (SLF)To confirmThe rental license needs an SLF, and the status goes into our report before you pay anything.
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 handoverSemi furnished, furniture extraFurniture isn't in the base price. The stage and handover date come from the developer, and the specification becomes a contract appendix.
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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Kiara Beachfront · 1 bedroom?

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

Terms

Kiara Beachfront · 1 bedroom payment schedule

  1. BookingA booking fee of Rp 20 million, refundable within two weeks.
  2. First paymentThirty percent of the unit price.
  3. BalanceYou pay the rest within up to three months.

Prices exclude value-added tax and notary fees. The PPJB records the order once our checks end.

Location

Location: Beachfront · Nusa Dua

Nusa Dua is the planned resort district: a wide beach, international hotel brands and even infrastructure. It's calmer than Canggu, with less street life.

Kiara Beachfront 1BR: the complex and its beach-side pool
Nusa Dua · Badung · Nusa Dua Beach
  • Ngurah Rai Airport≈ 6.8 km, straight line
  • GWK Cultural Park≈ 7.4 km, straight line
  • Jimbaran Bay Beach≈ 7.1 km, straight line
  • Seminyak center≈ 11 km, straight line

Buyers pick Nusa Dua for the beach and steady hotel-driven demand. There are fewer cafés and bars than in Canggu.

Beachfront · Nusa Dua · Google map

Area guide and all properties

Straight answers

Questions about Kiara Beachfront · 1 bedroom

What does Rise Real Bali charge for the Kiara Beachfront 1BR?

Nothing. You pay the developer's price, and the developer pays our commission. We cover checks before the deposit. For this apartment we read the 31-year lease and ask about an extension, compare the zone with RDTR, and request the developer's legal entity, the PBG number and a copy of the permit.

Can I buy the one-bedroom apartment without flying to Bali?

Yes. You tour it on Zoom, and a notary works under your power of attorney. We accept the apartment on your behalf. Stage and handover date are still with the developer. You pay 30% first and the balance within three months, and we check each stage on site before the final payment.

Where do the yield numbers come from?

The nightly rate of about Rp 1.5 million comes from comparable apartments in Nusa Dua, adjusted upward for the beachfront. Base occupancy of 79% reflects our segment with professional management. Operating costs take 20% of revenue. It's a Rise Real Bali estimate, not guaranteed income.

Does the price include furniture?

No. The apartment comes semi furnished, and a turnkey furniture package costs Rp 300 million extra. Add it when you compare this unit with others. The furniture and appliance specification goes into an appendix to the contract, and we check it against what you receive.

Properties

Similar properties

See all properties →