NYANYI · ID RR-1882

Luna Residences: oceanfront apartments and penthouses next to Nuanu

Studios from 36 m² open the range in this 88-unit building by 618 Development on a headland above Nyanyi Beach, alongside one-bedroom suites, two-bedroom apartments and four penthouses. Entry is Rp 3.27 bn on a 60-year leasehold. The site is at the excavation stage, and the developer targets handover in Q4 2028.

  • Leasehold 60 years
  • Foundations
  • Hotel management
  • 1–3bedrooms, plus studios
  • 36–275 m²interior area
  • 10–202 m²unit terrace
  • 60years · leasehold
  • Q4 2028handover

Property

What you get

618 Development is building Luna Residences on the shore by Nyanyi Beach, right next to Nuanu Creative City. The five-level building sits on a headland with the ocean on one side and a river mouth on the other. It holds 88 units. Floors step back in terraces, each one planted with greenery. Nuanu spots such as Lumeira, the Sutala market and the ProEd school are a few minutes' walk away.

Layouts range from a 36 m² (≈ 390 sq ft) studio to a 275 m² penthouse across the whole top floor. Every unit gets its own terrace of at least 10 m², panoramic glazing and full blackout shading. YODEZEEN designed the interiors. The developer splits the floors: some go to hotel management, others to owners who live here. On the hotel floors, the Nuanu operator takes bookings and runs the service.

Our listing database records a 60-year leasehold. We're requesting the RDTR zoning, the PBG number and the project company from the developer before any deposit. Studios start at Rp 3.27 bn, one-bedroom suites at Rp 4.76 bn and two-bedroom apartments sit at Rp 7.69 bn. Penthouses begin at Rp 19.48 bn and top out at Rp 37.17 bn for the largest, and the developer targets handover in Q4 2028.

Developer: 618, all projects and terms

Developer price list

Luna Residences: 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".

TypeSizeBedroomsPriceThe numbers
Studio · Option 1 / Option 236–39 m² inside · 10–12 m² terracestudioRp 3.27 bnon request
Corner studio · Option 136 m² inside · 34 m² terracestudioRp 4.72 bnon request
1BR suite · standard58 m² inside · 16 m² terrace1Rp 4.76 bnon request
1BR suite · corner Option 259 m² inside · 42 m² terrace1Rp 5.79 bnon request
2BR apartment · standard94 m² inside · 25 m² terrace2Rp 7.69 bnon request
Penthouse 2BR · T3156 m² inside · 45 m² terrace2Rp 19.48 bnon request
Penthouse 2BR · T4178 m² inside · 157 m² terrace2Rp 22.21 bnon request
Penthouse 2BR · T2153 m² inside · 69 m² terrace2Rp 23.01 bnon request
Penthouse 3BR · T1275 m² inside · 202 m² terrace3Rp 37.17 bnon request

Prices follow the Nuanu partners' availability sheet, where only part of the building is on open sale so far: 15 apartments and 4 penthouses. We've asked the developer for the full list covering all 88 units.

Ownership

Ownership & what you actually get

You'd hold a 60-year leasehold on your unit, the term our listing database shows. The contract has to state the base term and any extension terms as their own separate clause, so nothing about renewal stays verbal. After a reservation you sign a PPJB. The lease goes to a notary at handover. With the site at excavation, SLF and the rental license are years away.

Ownership and permits: Luna Residences
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 term60 yearsWe count the remaining years from handover, not from the contract date. The base term and the extension conditions each get their own clause.
ZoningConfirming with RDTRRDTR and OSS tell us the plot's status before the deposit. A seller's statement isn't enough.
Building approval (PBG)Number requestedThe building is at excavation, so we ask for the permit number and extract before any money moves.
Developer618 DevelopmentThe project company is still to confirm. We review what this developer has delivered in Nuanu and the land right under Luna Residences.
Certificate of occupancy (SLF)After construction endsThe rental license waits on the SLF. We link each payment to a construction stage, never to a calendar date.
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 handoverPackage to confirm, Q4 2028YODEZEEN handles the interior design. The finish, furniture and appliance 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
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Terms

Luna Residences payment schedule

  1. ReservationThe booking takes the unit off sale while we check the documents.
  2. 25% first installmentThe Nuanu partners' availability sheet sets the first payment at 25% of the price.
  3. Construction stagesLater installments follow verified progress on site rather than dates.
  4. HandoverThe balance comes at acceptance, once we've checked finishes, systems and the furniture list.

The developer's materials name only the first installment, 25% of the unit price. We set the rest of the schedule and a late-delivery penalty in the PPJB after due diligence.

Location

Location: Nyanyi · next to Nuanu

Black volcanic sand, a river mouth and none of Canggu's traffic. The surf breaks hard, so this beach suits views and long walks more than calm swimming with kids.

Luna Residences: the building above the black volcanic sand beach
Nyanyi · Tabanan · shore next to Nuanu
  • Beach≈ 320 m
  • Nuanu Creative Citynext door
  • Canggu≈ 10 min
  • Ngurah Rai Airport≈ 60 min

People buy in Nyanyi for the calm and for Nuanu's venues within walking distance. For supermarkets, clinics and a wider choice of cafés, you still drive to Canggu.

Nyanyi · next to Nuanu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 13sights
  • 4restaurants
  • 3hotels
  • 2bars
  • 1school
  • 1beach

Closest places

  • Uma La Lang Villashotel · 413 m
  • Funky Placesight · 619 m
  • Dang Kahyangan Pura Gede Luhur Batu Ngaussight · 656 m
  • Nuanu Parksight · 691 m
  • Oshom Balihotel · 719 m
  • Restaurant 369restaurant · 823 m
  • The Earth Sentinelssight · 824 m
  • Utopia Cave Clubrestaurant · 834 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Luna Residences

What does Rise Real Bali charge when I buy at Luna Residences?

Nothing. The developer builds our commission into its side of the deal, and you pay the list price. We go through the documents before your deposit, on our budget. At Luna Residences that covers the RDTR zoning, the PBG number and the project company, plus a free yield model for your unit. The written report spells out every open point.

Can I buy a Luna Residences apartment without flying to Bali?

Yes. We run the viewing on Zoom, film the site and go through the floor plans with you. A Bali notary closes the contract for you under a power of attorney. We do the acceptance with a defect list. Handover is due in Q4 2028, and until then we track each stage and report on every installment.

What does a 60-year leasehold at Luna Residences mean?

The landowner keeps the land, and your contract gives you the right to use the unit for its term, 60 years per our listing database. A foreigner can't own land outright in Indonesia, so leasehold is the common route for an apartment like this. We confirm the base term and any extension with the developer before the deposit.

Can I rent out a Luna Residences unit by the night?

The developer sets aside hotel floors where the Nuanu operator handles bookings and service. Nightly rental needs a valid rental license (NIB), and the regency issues it only after the building gets its certificate of occupancy. Before that point our numbers assume long-term tenants. The management company's agreement gets its own review, since it's a separate document.

Where do the yield numbers come from?

You won't find a yield on this project page, because the rate swings with the unit type and the view from it. We model the layout you pick. Our nightly rate starts from AirROI data for Nyanyi, corrected for unit type. Occupancy cases mirror professionally run rentals, and costs take 40% of revenue. No one can guarantee that income, so this stays our estimate.

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