NYANG NYANG · ID RR-2623

Manta Seaborne: one-bedroom apartment, 30 m², in Nyang Nyang

Rp 1.75 bn is the cheapest way into Manta Livin: a 30 m² one-bedroom apartment in phase two, listed as ocean view. Dijiwa Sanctuaries will handle the rentals. The Hak Sewa lease runs 25 years, and the contract spells out a renewal for another 25.

Unit in Manta Livin · units listed: 4

  • Leasehold 25 + 25
  • Under construction · phase 2
  • Ocean view
  • Resort management
  • 1bedroom, sleeping area in the main room
  • 1bathroom with shower
  • 30 m²area per the price list
  • Leasehold25 + 25 years
  • Phase 2project phase

Property

What you get

Seaborne is the smallest apartment type in phase 2 of Manta Livin, whose 106 units are planned above Nyang Nyang Beach, south of Uluwatu. The mix is 85 apartments and 21 villas, and the villas are 3D-printed in concrete. Dijiwa Sanctuaries, which the developer's materials link to a 2025 Michelin mention, runs the resort. The sand is five minutes off, and Uluwatu takes about ten.

The developer's plan fits everything into one 30 m² (≈ 325 sq ft) room with full-height windows. A double bed, a sofa and a coffee table share the space, and a kitchen with a hob, a sink and a three-seat breakfast bar sits by the door. The bathroom stands apart, with a glass shower, a wall-hung toilet and a stone vanity. The 2D plan shows a balcony, and we're confirming whether the 30 m² counts it.

The project holds a building approval (PBG) and pink tourism zoning. At Rp 1.75 bn, Seaborne sits under the 39 m² Swell at Rp 2.28 bn, and the price list labels both types ocean view. For a buyer who wants resort income at the lowest entry, this is the unit. We're still confirming the floor and view of each lot, the phase 2 handover date and the PBG for the apartment building.

The numbers for this property

Manta Seaborne 1BR yield: gross and net

No developer yield exists for Seaborne, so here's our model: a 30 m² apartment earning Rp 1.3 million per booked night, after the operator's 23% cut, tax and upkeep.

Gross 18.0%≈ Rp 315 million a year at 65% occupancy and Rp 1.3 million a night Net 9.9%≈ Rp 173 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 315 million18.0% of price · rate Rp 1.3 million, occupancy 65%
  • Resort operatorRp 72.4 million23% of revenue · branded hotel management
  • TaxRp 31.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 37.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 173 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Manta Seaborne 1BR
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 266 millionRp 120 millionRp 147 million8.4%11.9 years
65%baseRp 315 millionRp 142 millionRp 173 million9.9%10.1 years
75%strongRp 363 millionRp 164 millionRp 200 million11.4%8.8 years

South of Uluwatu the nightly rate holds up while bookings run thinner, so 65% is our middle case.

Where the numbers come from

Developer's figures
No developer yield exists for Seaborne, so here's our model: a 30 m² apartment earning Rp 1.3 million per booked night, after the operator's 23% cut, tax and upkeep.
Nightly rate
Rp 1.3 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 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

Seaborne comes as a Hak Sewa leasehold of 25 years, with a second 25-year term whose price the contract fixes. We count the remaining years from handover. A reservation comes first and a PPJB second. At handover the notary enters the lease under your own name or a company you control. Your SLF and short-term rental license wait until phase 2 is complete.

Ownership and permits: Manta Seaborne 1BR
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 term25 + 25 yearsWe count what's left of the lease from handover. The second term and its price go into the contract.
ZoningPink, tourismThe developer states pink zoning. We compare it with the Badung RDTR on OSS before the deposit.
Building approval (PBG)Issued for the project, apartment block to confirmSeaborne belongs to phase 2. We request the PBG number for the apartment building itself and look it up in OSS before the deposit.
DeveloperBig Bali Group / Legends 3DWe review the corporate documents and the projects the group has delivered, then report in writing.
Certificate of occupancy (SLF)At handoverA rental license needs an SLF first. So the payment at handover depends on the document pack, not on 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 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, phase 2 date to confirmThe furniture and appliance list and the handover date go into 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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Manta Seaborne 1BR?

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

Terms

Manta Seaborne 1BR payment schedule

  1. 50 / 30 / 20Half the price first, the balance in two later payments.
  2. 30 / 30 / 30 / 10Evenly sized payments, with 10% left for the end.
  3. −5%Full payment at once cuts 5% from the apartment price.

Three developer plans to choose from. We match payments to confirmed phase 2 construction stages, and the PPJB carries the schedule for your specific lot.

Location

Location: Nyang Nyang, Uluwatu

Nyang Nyang is the empty end of the Uluwatu coast, reached by a path down the cliff. Rates follow Uluwatu, the crowds don't, and with little built nearby, the resort's own restaurant and services carry the stay.

Long, undeveloped Nyang Nyang beach seen from the cliff
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 fetches around Rp 4.3 million, and listings fill 46% of the calendar. A 30 m² one-bedroom apartment gets Rp 1.3 million in our model.

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 Seaborne 1BR

How much is Manta Seaborne 1BR, and what's included?

Rp 1.75 bn at developer list, with our fee paid by the developer, not by you. You get a 30 m² apartment with one bedroom, a kitchen and a separate shower room. It comes turnkey, with furniture and appliances per the developer's specification. The lease is 25 + 25 years, and we're confirming the phase 2 handover date.

What does the Seaborne floor plan look like?

One 30 m² room with full-height windows. The bed, a sofa and a coffee table sit in the same open space, and the kitchen with its three-seat breakfast bar is right by the entrance. The bathroom has its own door, a glass shower and a wall-hung toilet. The plan draws a balcony, and we're asking the developer whether the 30 m² includes it.

Which payment plans can I use for Seaborne?

The developer gives you three. You can pay 50% first and the rest in two installments of 30% and 20%. You can split it 30, 30, 30 and 10 as phase 2 goes up. Or you can pay it all at once and take 5% off. Whichever you choose, we tie installments to confirmed construction stages instead of calendar dates.

What does Seaborne earn in rent, realistically?

Our base case books 65% of nights at Rp 1.3 million. After the resort operator, tax, wear and vacant days, roughly Rp 173 million a year is left for you, 9.9% of the price. AirROI data for the area sets the rate, which we trim for a small apartment. The page shows all three cases. It's our model's estimate, not a promised income.

What will Rise Real Bali charge me for buying Seaborne?

Zero. The developer pays the agency fee, and it's already inside the list price. We check the land, the zone and the permits before your deposit at our own cost and send you a written report. That report names the open points for this unit: the phase 2 handover date, the PBG for the apartment building and your lot number.

Can I buy a Seaborne apartment from overseas?

Yes. You see the site on a Zoom call, and document checks and signing happen remotely. A notary sets up your power of attorney, and your money goes straight to the developer under the contract. We take over the unit on your behalf. Keys and the document pack reach you after our engineer has inspected the apartment.

Properties

Similar properties

See all properties →