NUSA DUA · ID RR-5670

Kiara Beachfront: three-bedroom apartment, 223 m², in Nusa Dua

The 223 m² (≈ 2,400 sq ft) three-bedroom is the biggest apartment at Kiara Beachfront, with a wide ocean-facing terrace on the first line from the water in Nusa Dua. The leasehold is 31 years, and the price is Rp 12.60 bn.

Unit in Kiara Beachfront · units listed: 3

Leasehold 31 years
Beachfront
Semi furnished
1–3 bedrooms

3bedrooms
3bathrooms
223 m²size
Beachbeachfront
Leasehold31 years

Property

What you get

Three bedrooms and three bathrooms across 223 m² make the project's largest format. The terrace is roomy and faces the ocean.

Families and groups rent apartments like this for long stays. The turnkey furniture package costs Rp 400 million and is not included, so budget for it. The complex also has a spa.

We use Rp 4.6 million a night, the level for large apartments in Nusa Dua. Occupancy is 80% in the base case, 70% cautious and 90% strong. Operating costs take 20% of revenue. The base case leaves about Rp 1.08 bn a year, 8.5% of the price.

Price

Rp 12.60 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
Size223 m²
FurnitureSemi furnished
First payment30%

Gusti AyuBroker · Rise Real Bali · On WhatsApp

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The numbers for this property

Kiara Beachfront · 3 bedrooms yield: gross and net

The developer doesn't publish a yield for this apartment. Below is our model: a nightly rate of Rp 4.6 million, with operating costs deducted from revenue.

Gross 10.7%≈ Rp 1.34 bn a year at 80% occupancy and Rp 4.6 million a night Net 8.5%≈ Rp 1.08 bn a year · payback ≈ 11.7 years

20%Operating costs 80%Left for the owner

Gross rental incomeRp 1.34 bn10.7% of price · rate Rp 4.6 million, occupancy 80%
Operating costsRp 269 million20% of revenue · management, tax, wear and upkeep
Net to youRp 1.08 bn8.5% of price · payback ≈ 11.7 years

Occupancy scenarios: Kiara Beachfront · 3 bedrooms
Occupancy	Gross income	Expenses 20%	Net	% of price	Payback period
70%cautious	Rp 1.18 bn	Rp 235 million	Rp 941 million	7.5%	13.4 years
80%base	Rp 1.34 bn	Rp 269 million	Rp 1.08 bn	8.5%	11.7 years
90%strong	Rp 1.51 bn	Rp 302 million	Rp 1.21 bn	9.6%	10.4 years

The base case is 80% occupancy under a professional manager. Cautious is 70% and strong is 90%.

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 4.6 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: 70% cautious, 80% base and 90% 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

This apartment sits on a 31-year leasehold, and the developer states no extension. We ask whether one exists and write the answer into the contract. You sign the PPJB before a notary, and the term left counts from handover. Several items stay open until the developer replies: stage, handover date, PBG, SLF and the rental license.

Ownership and permits: Kiara Beachfront · 3 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 yearsNo extension appears in the developer's materials, so we put the question to them. The remainder counts from handover.
Zoning	To confirmWe obtain an RDTR extract showing the zone and building limits before your deposit.
Building approval (PBG)	To confirmA permit number and a copy come to you before you reserve.
Developer	Mirah I&DWe study the legal entity and what it has delivered.
Certificate of occupancy (SLF)	To confirmA rental license can't follow without an SLF. We keep your payments tied to stages we've confirmed.
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 is sold separately. Stage and handover come from the developer, and the specification is attached 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 · 3 bedrooms?

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

Terms

Kiara Beachfront · 3 bedrooms payment schedule

BookingA Rp 20 million fee reserves the unit and comes back if you cancel within two weeks.
First paymentThirty percent of the unit price.
BalanceThe rest is paid within up to three months.

The prices leave out value-added tax and notary fees. After checks, the PPJB fixes how and when you pay.

Location

Location: Beachfront · Nusa Dua

Nusa Dua is a resort built to a plan: broad sand, hotels from international chains, and dependable services. It's calmer than Canggu and has fewer places to go out.

Kiara Beachfront 3BR: pool on the beach side and the main block — 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

The beach and the steady demand from nearby hotels are why people buy here. Cafés and bars are fewer than in Canggu.

Beachfront · Nusa Dua · Google map

Area guide and all properties

Straight answers

Questions about Kiara Beachfront · 3 bedrooms

What does Rise Real Bali charge for the Kiara Beachfront 3BR?

Nothing. You pay the developer's price, and the developer pays our commission. We cover the checks before your deposit. On this apartment they include the 31-year lease and the extension question, the zone against RDTR, and the developer's legal entity with the PBG number and a copy of the permit.

Can I buy the three-bedroom apartment without visiting Bali?

Yes. You view it on Zoom, and a notary acts on your power of attorney. We accept the apartment for you. The developer still owes us the stage and the handover date. You pay 30% first and the balance within three months, and the final payment follows the document pack.

Who rents a 223 m² apartment, and at what rate?

Large families and groups book it for long stays. We start from about Rp 4.6 million a night, taken from big apartments in Nusa Dua, with base occupancy of 80% under professional management. Operating costs take 20% of revenue. It's our estimate, not guaranteed income.

What does the 3BR cost beyond the listed price?

The turnkey furniture package adds Rp 400 million. The developer's prices also leave out value-added tax and notary fees. Add all three when you compare this apartment with a villa. We ask the developer for the exact tax and fee amounts and put them in our written report.

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