NYANG NYANG · ID RR-2770

Haven Villa at Manta Livin: two bedrooms and 129 m² in Nyang Nyang

Haven is the two-bedroom villa at Manta Livin, south of Uluwatu: 129 m², the middle size in phase one. Our listing database prices it at Rp 7.79 bn. You get a pool of your own, resort management and a 25 + 25-year leasehold, with handover planned for Q4 2027.

Unit in Manta Livin · units listed: 4

  • Leasehold 25 + 25 years
  • Under construction · phase 1
  • Resort management
  • 2bedrooms
  • 129 m²villa area
  • Leasehold25 + 25 years
  • Q4 2027phase 1 handover
  • 5 minto Nyang Nyang Beach

Property

What you get

Haven is the two-bedroom option at Manta Livin, a 106-unit resort going up with 3D concrete printing on the southern edge of Uluwatu. Dijiwa Sanctuaries will run it. From the gate it's roughly five minutes to Nyang Nyang Beach and ten to Uluwatu proper.

Inside 129 m² (≈ 1,390 sq ft) there are two bedrooms, both with their own bathrooms, plus a lounge behind a panoramic window and a kitchen with a bar counter. The pool is yours, not shared. The developer hands it over turnkey. The building approval and tourism zoning are both confirmed already, well ahead of handover.

The right is Hak Sewa for 25 years, renewable for 25 more. Our listing database prices Haven at Rp 7.79 bn, while the developer's list for the same type says Rp 7.06 bn. We're settling which one stands, and the contract will carry the figure from the price list current on signing day.

The numbers for this property

Manta Haven Villa 2BR yield: gross and net

The developer doesn't publish a yield for this unit so far. Below is our model: a two-bedroom Haven at Rp 3.2 million per night, less the resort operator's 23%, tax, wear and running costs.

Gross 9.7%≈ Rp 756 million a year at 65% occupancy and Rp 3.2 million a night Net 5.3%≈ Rp 416 million a year · payback ≈ 18.7 years
  • Gross rental incomeRp 756 million9.7% of price · rate Rp 3.2 million, occupancy 65%
  • Resort operatorRp 174 million23% of revenue · branded hotel management
  • TaxRp 75.6 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 90.7 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 416 million5.3% of price · payback ≈ 18.7 years
Occupancy scenarios: Manta Haven Villa 2BR
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 640 millionRp 288 millionRp 352 million4.5%22.1 years
65%baseRp 756 millionRp 340 millionRp 416 million5.3%18.7 years
75%strongRp 872 millionRp 392 millionRp 480 million6.2%16.2 years

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 3.2 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 Delmar Villa: 4.2% net at 65% occupancy; Manta Seaborne 1BR: 9.9% 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

Haven sells on a Hak Sewa lease: a first term of 25 years and a second of 25. Your clock starts at handover rather than on the day you buy. Tourism zoning and the PBG are both confirmed for the project. Occupancy papers (SLF) and the nightly rental license come after completion, and the renewal terms go into your contract.

Ownership and permits: Manta Haven Villa 2BR
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 yearsYour remaining term runs from the handover date. Renewal conditions sit in the contract, not in a verbal promise.
ZoningPink, tourismThe project materials confirm the pink tourism zone.
Building approval (PBG)IssuedThe project holds its PBG. An extract goes into the document pack you receive.
DeveloperBig Bali Group / Legends 3DWe look at the legal entity, its finished projects and the land lease. Since the walls are printed, we also request the structural warranty and repair terms.
Certificate of occupancy (SLF)At handoverThe rental license can't follow until the SLF exists. So the payments track build stages rather than months.
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 2027An itemized furniture and appliance sheet gets 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 Manta Haven Villa 2BR?

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

Terms

Manta Haven Villa 2BR payment schedule

  1. 50 / 30 / 20A 50% first payment, followed by two tranches.
  2. 30 / 30 / 30 / 10Three equal payments and a final 10% as the build moves.
  3. −5%A 5% discount if you settle 100% at once.

The developer lets you choose among three plans. Whichever it is, we match tranches to finished construction stages instead of calendar dates.

Location

Location: Nyang Nyang · Uluwatu

South of Uluwatu the coast turns wild and quiet, yet the buyer and the nightly rate stay the same. Services here come from the resort itself, since there's no café strip outside the gate.

Haven Villa at Manta Livin: front of the villa and its pool
Nyang Nyang · Badung · 10 min to Uluwatu
  • Nyang Nyang Beach≈ 5 min
  • Uluwatu≈ 10 min
  • Jimbaran≈ 30 min
  • Ngurah Rai Airport≈ 45 min

A managed resort fills more nights than the district average, and in return the operator keeps close to a quarter of revenue. That's what you pay to stay hands-off.

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 Haven Villa 2BR

What does Rise Real Bali charge on a Haven Villa purchase?

Zero. The developer covers our fee, and the list price is all you pay. Pre-deposit checks happen at our expense. For Haven we reconcile the database price with the developer's list, then read the land lease, the PBG and the management agreement. The resort's fee and how it pays owners also go into our written report.

Why does the Haven card show two prices?

Our listing database has Rp 7.79 bn for this type, and the developer's price list has Rp 7.06 bn. We confirm the live figure against the current price list and fix it in the contract. We won't split the difference. A gap of that size changes both the deposit and the income model, so you'll see one number before you commit.

How did you get the Haven yield figures?

We take Rp 3.2 million a night, the going rate for two-bedroom villas south of Uluwatu, and run it at 55, 65 and 75% occupancy for a resort-managed unit. Costs absorb 45% of revenue: 23% to the operator, 10% tax and 12% upkeep. At the 65% base case, net yield comes to 5.3% a year. Read it as a projection, never a guarantee.

Is a two-bedroom a better rental bet than the bigger Delmar?

It costs about half as much, and on our model it earns a higher net yield: 5.3% at base occupancy against 4.2% for the three-bedroom. Haven suits couples or a small family, while Delmar is built for bigger groups at a higher nightly rate. Both sit in phase one with the same Q4 2027 handover.

Do I need to come to Bali to buy Haven?

No. One of our brokers shows you the site on Zoom, and a notary sets up a power of attorney for the signing. Your money goes to the developer under the contract. Once construction wraps up, we check the villa against the spec sheet, sign the handover act for you and send you the photos.

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