NYANG NYANG · ID RR-1098

Manta Livin

Printed concrete shells form the villas at a 106-unit resort on Nyang Nyang, where prices run from Rp 1.75 bn for a 30 m² ocean-view apartment to Rp 15.49 bn for a 188 m² villa. The lease runs 25 years plus 25. Dijiwa Sanctuaries will manage the resort, and phase 1 hands over in Q4 2027.

Property

What you get

Manta Livin sits on the quiet southern coast between Uluwatu and Melasti, five minutes from Nyang Nyang Beach and about ten from Uluwatu itself. The plan holds 106 homes: 85 apartments and 21 villas. The villas go up by 3D concrete printing (3DCP), and the developer bills the complex as the first resort built this way. Dijiwa Sanctuaries runs the operation, and the brand carries a 2025 Michelin nod, according to the developer.

Buyers pick from five layouts. Seaborne and Swell are one-bedroom apartments of 30 and 39 m², both marked ocean view on the price list. The printed villas start with the 45 m² Shell and step up to the 129 m² Haven and the 188 m² Delmar with three or four bedrooms. Every unit comes turnkey. What guests book here is the curved architecture.

Paperwork runs ahead of the build. The developer holds the building approval (PBG) and confirms tourism (pink) zoning, rare at this early stage. Our unit models deduct 45% of revenue instead of 40%, since a resort operator charges more than a regular manager. Phase 2 has no schedule yet. If you buy in phase 1, we ask for the shared-infrastructure commitments, the structural warranty and the repair terms in the contract.

Developer price list

Manta Livin: 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".

Type	Size	Bedrooms	Price	The numbers
Seaborne 1BR Ocean view	30 m²	1	Rp 1.75 bn	with numbers →
Swell 1BR Ocean view	39 m²	1	Rp 2.28 bn	on request
Shell Villa 1BR (3DCP)	45 m²	1	Rp 3.27 bn	with numbers →
Haven Villa 2BR (3DCP)	129 m²	2	Rp 7.79 bn	with numbers →
Delmar Villa 3-4BR (3DCP)	188 m²	3-4	Rp 15.49 bn	with numbers →

Sizes and prices follow the developer's price list, and we recheck price and availability when you reserve. Floor plans for all five types come by message on request. For Haven Villa, our listing database shows Rp 7.79 bn while the project price list shows Rp 7.06 bn. We're confirming which figure holds.

Ownership

Ownership & what you actually get

You hold a leasehold (Hak Sewa) for 25 years, and the contract sets the conditions for a second 25-year term. We ask the developer for the extension price before you commit. Once you reserve, a PPJB follows, and the notary puts the lease on record for you or for your PT PMA. Occupancy certificate (SLF) first, rental license second, both after handover.

Ownership and permits: Manta Livin
Form of ownership	Leasehold (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 term	25 + 25 yearsThe contract spells out the conditions for the second term. We get the extension price in writing before the deposit.
Zoning	Pink, tourismThe developer confirms the zone. We match it against the Badung RDTR in the OSS system.
Building approval (PBG)	IssuedThe permit number sits in the developer's document pack, and we look it up in OSS.
Certificate of occupancy (SLF)	At handoverWithout an SLF the regency won't issue a rental license, so the handover payment follows the document pack rather than a 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 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	Turnkey, Q4 2027The furniture and appliance specification becomes an appendix 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

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Hi, I'm Gusti. Want the full price list and payment plan for Manta Livin?

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Terms

Manta Livin payment schedule

50 / 30 / 20Half at signing, then two installments.
30 / 30 / 30 / 10Four payments spread more evenly across the build.
−5%A 5% discount if you pay the full price up front.

The developer offers three plans. Whichever you pick, we link installments to finished construction stages rather than calendar dates.

Location

Location: Nyang Nyang, Uluwatu

A cliff path leads down to Nyang Nyang, a long beach with almost nothing built behind it yet. Guests come from the same crowd that books Uluwatu, but there are no shops or cafés nearby, so the resort supplies daily life.

Wild Nyang Nyang shoreline below the cliff — Nyang Nyang · Badung · 10 min to Uluwatu

Nyang Nyang Beach5 min
Uluwatu≈ 10 min
Ngurah Rai Airport≈ 45 min
Jimbaran≈ 30 min

Nightly rates around Uluwatu reach about Rp 4.3 million, and nearly half of all nights sell (46%). Our model sets a smaller figure, Rp 1.9 million, for the 45 m² Shell with its shared pool.

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 Livin

What does Rise Real Bali charge when I buy at Manta Livin?

Zero from you. The developer settles our fee out of its own list price, and we fund the pre-deposit review as well. Here that means confirming the Hak Sewa lease of 25 + 25 years and the extension price, matching the pink tourism zone to the Badung RDTR and looking up the PBG number in OSS. You get our findings in writing.

Which layouts does Manta Livin sell, and at what prices?

Two ocean-view apartments: Seaborne 1BR at Rp 1.75 bn and Swell 1BR at Rp 2.28 bn. Then three printed villas: Shell 1BR at Rp 3.27 bn, Haven 2BR, and Delmar 3–4BR at Rp 15.49 bn. For Haven, the project price list says Rp 7.06 bn and our listing database says Rp 7.79 bn. We're confirming which one applies.

How do payments work at Manta Livin?

You choose one of three developer plans. The first takes 50% up front, then 30% and 20%. The second spreads the money as 30, 30, 30 and 10 across the build. Pay everything at once and you get 5% off. Our contract wording ties every installment to building work our team has checked in person.

Can I buy at Manta Livin without flying to Bali?

Yes. A broker shows you the Nyang Nyang plot over video, and you sign by power of attorney before an Indonesian notary. Phase 1 hands over in Q4 2027, and our team runs the inspection for you: the unit against its plan, the furniture against the specification and the SLF paperwork.

Where do the yield numbers come from?

The project page carries no yield, because five layouts earn five different rates. Look for them on the Shell Villa and Seaborne pages. We take the AirROI nightly rate for Uluwatu, adjust it for the unit type and use occupancy for professionally managed rentals. Costs of 45% come off, since a resort operator runs the place. These are estimates, not guarantees.

Is a 3D-printed villa a sensible thing to own?

The method is new to Bali, and that novelty is exactly what draws guests who book for the architecture. For you as an owner, the practical question is upkeep over the years. So we request the structural warranty from the developer, plus repair terms for the printed shells and a split of who pays, and write the answers into your contract.

Units in this project