NYANG NYANG · ID RR-2147

Manta Delmar Villa: three bedrooms, 188 m² and a private pool in Nyang Nyang

Printed concrete walls wrap 188 m² of single-story living: three bedrooms with their own baths, a pool of its own and a lawn. It's the largest villa in phase one of Manta Livin, with Dijiwa Sanctuaries running the resort. Pink zoning and the building approval are in place. Handover is set for Q4 2027, and the price is Rp 15.49 bn.

Unit in Manta Livin · units listed: 4

  • Leasehold 25 + 25 years
  • Under construction · phase 1
  • Private pool
  • PBG issued
  • 3bedrooms
  • 3bathrooms plus a guest toilet
  • 188 m²villa size
  • Leasehold25 + 25 years
  • Q4 2027phase 1 handover

Property

What you get

Delmar is the top layout in phase one of Manta Livin, a 106-unit resort on the Nyang Nyang coast between Uluwatu and Melasti. The developer says it's the first project on the island built with 3D concrete printing. Dijiwa Sanctuaries manages it, a brand the developer lists with a 2025 Michelin mention. The beach is five minutes off, Uluwatu about ten.

Everything sits on one floor, 188 m² (≈ 2,025 sq ft) in all. Every bedroom gets a private bathroom fitted with a tub and a shower, and a guest toilet sits apart. Living room, eight-seat dining area and island kitchen share one open volume. Wall-wide sliding doors put the whole room onto the pool deck. The printer's layered texture stays visible on the walls, and that finish is the project's signature.

Pink zoning covers tourism use, and the PBG building approval has already come through. Your lease runs 25 years, and the developer adds a second 25. Phase one prices run Rp 3.27 bn for the Shell 1BR, Rp 7.06 bn for the Haven 2BR and Rp 15.49 bn for Delmar. The plan shows three bedrooms, though the price list calls the type 3-4BR, so we're confirming a four-bedroom option. Plot size and the payment schedule for a specific lot are still with the developer.

The numbers for this property

Manta Delmar Villa yield: gross and net

The developer doesn't publish a yield for this unit yet. Below is our model: Delmar at Rp 5.0 million a night, minus the operator's 23% cut, tax, and wear and upkeep.

Gross 7.6%≈ Rp 1.18 bn a year at 65% occupancy and Rp 5.0 million a night Net 4.2%≈ Rp 647 million a year · payback ≈ 23.9 years
  • Gross rental incomeRp 1.18 bn7.6% of price · rate Rp 5.0 million, occupancy 65%
  • Resort operatorRp 270 million23% of revenue · branded hotel management
  • TaxRp 118 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 141 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 647 million4.2% of price · payback ≈ 23.9 years
Occupancy scenarios: Manta Delmar Villa
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 995 millionRp 448 millionRp 547 million3.5%28.3 years
65%baseRp 1.18 bnRp 529 millionRp 647 million4.2%23.9 years
75%strongRp 1.36 bnRp 611 millionRp 746 million4.8%20.8 years

This wild stretch south of Uluwatu fetches Uluwatu rates but fills fewer nights, so the base case sits at 65%.

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 5.0 million, our estimate for the area: AirROI puts average revenue per listing in Nyang Nyang at Rp 2.5 million, our model (trailing 12 months to July 2026), 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: 55% cautious, 65% base and 75% strong.
Costs
45% of revenue: resort operator 23%, tax 10%, wear and upkeep 12%.
Comparable listings
Manta Shell Villa: 7.8% net at 65% occupancy; Manta Seaborne 1BR: 9.9% net at 65% occupancy; Manta Haven Villa 2BR: 5.3% net at 65% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); 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.

Ownership

Ownership & what you actually get

Delmar comes as a Hak Sewa leasehold: 25 years, then a second 25-year term that the developer offers. A notary records the lease under your own name or under your company. Zoning and the PBG already check out. Both the SLF and the nightly rental license only arrive once construction ends, so your final payment waits for those papers.

Ownership and permits: Manta Delmar Villa
Form of ownershipLeasehold (Hak Sewa)Foreigners 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 termHak Sewa 25 + 25 yearsWe count the years left from handover day. The second term and its price get written into the contract.
ZoningPink, tourismThe developer confirms the zone. We match it against the Badung RDTR in the OSS system.
Building approval (PBG)IssuedThe PBG number is in the developer's pack, and we look it up in OSS ahead of the deposit.
DeveloperBig Bali Group / Legends 3DWe review corporate papers and delivered projects. For a printed structure we also ask for the structural warranty and the repair terms in writing.
Certificate of occupancy (SLF)At handoverNo rental license gets issued without the SLF. That's why the handover payment follows the document pack, not a calendar date.
Short-term rental license (NIB)After handoverAirbnb, 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 handoverTurnkey, Q4 2027The furniture and appliance list becomes an appendix to your 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
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Terms

Manta Delmar Villa payment schedule

  1. 50 / 30 / 20Half goes in at signing, the rest follows in two stage payments.
  2. 30 / 30 / 30 / 10Four smaller tranches spread evenly over the build.
  3. −5%Pay the full amount upfront and the developer takes five percent off.

You pick one of the developer's three plans. We link each tranche to a finished stage on site and write the Delmar schedule into the PPJB.

Location

Location: Nyang Nyang, Uluwatu

The coast here is one long, empty beach under the cliffs, south of Uluwatu toward Melasti. You get the Uluwatu guest and the Uluwatu nightly rate with far less going on around you.

Wild Nyang Nyang coastline below the cliffs
Nyang Nyang · Badung · 10 min to Uluwatu
  • Nyang Nyang Beach5 min
  • Uluwatu≈ 10 min
  • Jimbaran≈ 30 min
  • Ngurah Rai Airport≈ 45 min

Across Uluwatu, a booked night averages Rp 4.3 million and occupancy sits at 46%. A private-pool villa this size should beat that, so we use Rp 5.0 million.

Nyang Nyang, Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 10hotels
  • 8restaurants
  • 4sights
  • 2beaches
  • 1café
  • 1bar

Closest places

  • Khayangan Estatehotel · 150 m
  • EAZE Villashotel · 157 m
  • 160 Aboverestaurant · 160 m
  • Bulgari Resort Balihotel · 280 m
  • Pura Dalem Selondingsight · 312 m
  • La Spiaggiarestaurant · 364 m
  • Il Ristoranterestaurant · 436 m
  • The Bulgari Barbar · 436 m

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

Straight answers

Questions about Manta Delmar Villa

How much is Manta Delmar Villa and what does the price cover?

It's Rp 15.49 bn on the developer's price list. Our commission sits on the developer's side. The price buys you three en-suite bedrooms, 188 m² of floor space, your own pool and a lawn. It's handed over turnkey, furnished to the developer's spec. The leasehold runs 25 + 25 years, with phase one due in Q4 2027.

Does Delmar have three or four bedrooms, and a private pool?

The developer's floor plan shows three bedrooms, each paired with its own bathroom, bathtub and shower included. Living, dining and the island kitchen form one open space, and a guest toilet sits separately. The pool along the terrace is private, with a lawn beside it. Because the price list labels the type 3-4BR, we're asking the developer about a fourth bedroom.

What payment plans does the developer offer for Delmar?

There are three. The first is 50 / 30 / 20: half at signing, then two tranches. The second, 30 / 30 / 30 / 10, spreads the load more evenly across the build. The third is full payment with a 5% discount. Whichever you choose, every tranche waits until our team sees the matching stage finished on site.

What net yield can Manta Delmar Villa make?

Our base case assumes Rp 5.0 million a night and 65% occupancy. Once the resort operator, tax, wear and downtime take their share, about 4.2% of the price a year reaches you. The cautious and strong cases, at 55% and 75%, sit in the calculator above. These are our model's numbers, and nobody can guarantee rental income.

Do I pay Rise Real Bali anything to buy Manta Delmar Villa?

Nothing. Our fee is part of the developer's price, so you pay list and no more. At our expense, we review land records, the zone and every permit ahead of your deposit, and you receive the findings in writing. For Delmar the open points are the plot size, the lot's payment schedule and the structural warranty on the printed walls.

Can I buy Manta Delmar Villa without flying to Bali?

Yes. You see the plot live on a Zoom call with one of our brokers, then review and sign every document remotely. A notary handles your power of attorney. Our engineer inspects the finished villa before we accept the keys and the document pack on your behalf.

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