NUSA DUA · ID RR-5668

Kiara Beachfront: two-bedroom apartment, 123 m², in Nusa Dua

Two bedrooms and two bathrooms share 123 m² (≈ 1,325 sq ft) at this Nusa Dua beach apartment, which comes with a terrace, two pools and a restaurant in the complex. The lease is 31 years, and it costs Rp 6.76 bn.

Unit in Kiara Beachfront · units listed: 3

Leasehold 31 years
Beachfront
Semi furnished
1–3 bedrooms

2bedrooms
2bathrooms
123 m²size
Beachbeachfront
Leasehold31 years

Property

What you get

Two bedrooms and two bathrooms in 123 m² make this the main family format. The terrace has a dining area and an ocean view.

The finish is semi furnished, and the furniture package costs Rp 350 million extra. The complex adds a kids' club and a gym, which families look for when they pick an apartment.

We use Rp 3.0 million a night, the level for two-bedroom apartments and villas in Nusa Dua. Occupancy is 68% in the base case, 58% cautious and 78% strong. Operating costs take 20% of revenue. The base case leaves about Rp 597 million a year, 8.8% of the price.

Price

Rp 6.76 bn

Developer's price. The developer pays our commission.

The price is in Indonesian rupiah (IDR). The developer's price list is converted into rupiah at one fixed site-wide rate (17,700 IDR per unit of the price-list currency). The sale contract sets the final amount you pay. The income model is a Rise Real Bali estimate; rates and occupancy are based on comparable professionally managed properties in the area.

OwnershipLeasehold 31 years
Size123 m²
FurnitureSemi furnished
First payment30%

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Kiara Beachfront · 2 bedrooms yield: gross and net

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 3.0 million, then operating costs taken off revenue.

Gross 11.0%≈ Rp 747 million a year at 68% occupancy and Rp 3.0 million a night Net 8.8%≈ Rp 597 million a year · payback ≈ 11.3 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 747 million11.0% of price · rate Rp 3.0 million, occupancy 68%
Operating costsRp 149 million20% of revenue · management, tax, wear and upkeep
Net to youRp 597 million8.8% of price · payback ≈ 11.3 years

Occupancy scenarios: Kiara Beachfront · 2 bedrooms
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
58%cautious	Rp 637 million	Rp 127 million	Rp 510 million	7.5%	13.3 years
68%base	Rp 747 million	Rp 149 million	Rp 597 million	8.8%	11.3 years
78%strong	Rp 857 million	Rp 171 million	Rp 685 million	10.1%	9.9 years

Our base case is 68% occupancy with a professional manager. The cautious case is 58% and the strong case 78%.

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 3.0 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: 58% cautious, 68% base and 78% 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.

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Ownership

Ownership & what you actually get

The apartment is a 31-year leasehold with no extension stated, a point we raise with the developer. A notary registers the lease after you sign the PPJB. We count the remaining years from handover. Zoning, the PBG, the SLF and the rental license are all open items that we chase in writing before any deposit.

Ownership and permits: Kiara Beachfront · 2 bedrooms
Form of ownership	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).
Lease term	31 yearsThe developer states no extension, and we ask for one in writing. Remaining years run from handover.
Zoning	To confirmThe RDTR extract tells us the zone and any limits on building, and we have it before a deposit.
Building approval (PBG)	To confirmBefore you reserve, we collect the permit number and a copy.
Developer	Mirah I&DOur review looks at the company and the projects it has finished.
Certificate of occupancy (SLF)	To confirmNo SLF means no rental license, so payments follow the build stages we confirm.
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 nominee	Not 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 escrow	None, 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 handover	Semi furnished, furniture extraFurniture sits outside the base price. We take stage and handover from the developer, then attach the specification to the contract.

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 · 2 bedrooms?

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

Terms

Kiara Beachfront · 2 bedrooms payment schedule

BookingRp 20 million holds the apartment, and you can get it back within two weeks.
First paymentThirty percent of the price goes in next.
BalanceThe remainder is due inside three months.

Value-added tax and notary charges aren't in the price. We set the order in the PPJB after due diligence.

Location

Location: Beachfront · Nusa Dua

Nusa Dua is an organized resort with a broad beach and international hotel chains. A family gets calm and reliable services, and gives up the street life of Canggu.

Kiara Beachfront 2BR: beach-side pool and the building behind it — 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

Hotels nearby feed steady demand for large apartments. Evenings are quieter than in the west-coast districts.

Beachfront · Nusa Dua · Google map

Area guide and all properties

Straight answers

Questions about Kiara Beachfront · 2 bedrooms

What does Rise Real Bali charge on the Kiara Beachfront 2BR?

Nothing. The developer's price is yours to pay, and the developer covers our commission. We fund the checks before a deposit. Here they cover the 31-year lease and the extension question, the zone against RDTR, and the developer's entity with the PBG number and a copy of the permit.

Can I buy the two-bedroom apartment from abroad?

Yes. We walk you through it on Zoom, and a notary signs for you under a power of attorney. We take delivery for you. The developer still has to give us the stage and the handover date. Pay 30% first and the balance within three months, with the last payment against the documents.

How do you price a 123 m² apartment for rent?

We start from about Rp 3.0 million a night, based on two-bedroom apartments and villas in Nusa Dua, and apply 68% occupancy in the base case. Operating costs take 20% of revenue. The result is a Rise Real Bali estimate, not a promise of income.

Is this apartment good for a family?

The layout suits one: two bedrooms, two bathrooms, a terrace for meals and a beach in front of the building. The complex has a kids' club and a gym. The trade-off is a quieter district with fewer cafés and bars than Canggu. Furniture costs Rp 350 million extra.

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