NYANG NYANG · ID RR-2098

Manta Shell Villa: one-bedroom 3D-printed villa, 45 m², in Nyang Nyang

This 45 m² one-bedroom villa is printed in concrete and sits on its own 162 m² plot at Manta Livin, south of Uluwatu, with a 14.5 m² terrace out front. It costs Rp 3.27 bn on a 25 + 25-year lease. The developer holds the building approval and pink tourism zoning, and plans handover for Q4 2027.

Unit in Manta Livin · units listed: 4

  • Leasehold 25 + 25
  • Under construction · phase 1
  • PBG issued
  • 1bedroom
  • 1bathroom
  • 45 m²villa area
  • 162 m²plot, plus a 14.5 m² terrace
  • Leasehold25 + 25 years
  • Q4 2027phase 1 handover

Property

What you get

Shell is the smallest of the printed villas at Manta Livin, a 106-unit resort under Dijiwa Sanctuaries, an operator the developer presents as Michelin-recognized in 2025. You get one bedroom, one bathroom and 45 m² (≈ 485 sq ft) on a 162 m² (≈ 1,745 sq ft) plot of your own, plus a 14.5 m² terrace. Guests swim in a shared 320 m² pool.

The curved shell is what sells the nights. Guests book it for the shape, the vaulted ceiling and the porthole windows onto the garden, and a one-bedroom suits couples on a surf trip. Printing concrete is a new way to build here, so before the deposit we ask for the structural warranty and repair terms. Phase 2 of the resort has no schedule yet, and we request the shared-infrastructure commitments in writing.

Our model prices a night at Rp 1.9 million. That's below the AirROI trailing-year median for Uluwatu of about Rp 2.6 million, a figure that includes big family villas. Area occupancy sits near 39%. Managed rentals in this segment do better, so we run 55%, 65% and 75%. Deduct 45% of revenue and the middle case nets roughly Rp 254 million a year, 7.8% of the villa's price.

The numbers for this property

Manta Shell Villa yield: gross and net

The developer's official materials quote 12–16.9% before costs, at Rp 3.1–3.8 million a night. Below, our own numbers: a nightly Rp 1.9 million, minus the resort's 25% fee, tax and upkeep.

Gross 14.1%≈ Rp 462 million a year at 65% occupancy and Rp 1.9 million a night Net 7.8%≈ Rp 254 million a year · payback ≈ 12.9 years
  • Gross rental incomeRp 462 million14.1% of price · rate Rp 1.9 million, occupancy 65%
  • Resort operatorRp 115 million25% of revenue · hotel operator, market range 20–35%
  • TaxRp 46.2 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 46.2 million10% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 254 million7.8% of price · payback ≈ 12.9 years
Occupancy scenarios: Manta Shell Villa
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 391 millionRp 176 millionRp 215 million6.6%15.2 years
65%baseRp 462 millionRp 208 millionRp 254 million7.8%12.9 years
75%strongRp 533 millionRp 240 millionRp 293 million9.0%11.2 years

Uluwatu rates, fewer booked nights: our base case stops at 65%.

Where the numbers come from

Developer's figures
The developer's official materials quote 12–16.9% before costs, at Rp 3.1–3.8 million a night. Shown as published. They are not part of our model.
Nightly rate
Rp 1.9 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
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Manta Delmar Villa: 4.2% 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

You own the villa and plot through Hak Sewa, a leasehold of 25 years that the contract lets you renew for 25 more. We ask for that renewal price up front. Paperwork moves from a reservation form to the PPJB, and on handover day your lease goes on the notary's register. The SLF and the rental license come later, once construction wraps up.

Ownership and permits: Manta Shell 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 term25 + 25 yearsRenewal for the second term follows the contract. We ask the developer what it will cost before you sign.
ZoningPink, tourismConfirmed by the developer. Our check runs it against the Badung RDTR through OSS.
Building approval (PBG)IssuedThe developer's pack carries the PBG number. We verify it in OSS.
Certificate of occupancy (SLF)At handoverNo SLF means no rental license. That's why the handover payment waits for the documents, not the calendar.
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 2027Your contract carries the full furniture and appliance list as an 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

Manta Shell Villa payment schedule

  1. 50 / 30 / 20You put down half, then settle the rest in two tranches.
  2. 30 / 30 / 30 / 10A flatter plan with smaller amounts at each stage.
  3. −5%Paying 100% at once takes 5% off the villa price.

Pick any of the developer's three plans. We write each tranche against a verified building stage, never a fixed date.

Location

Location: Nyang Nyang, Uluwatu

The villa sits a short ride above Nyang Nyang, a quiet beach under the cliffs south of Uluwatu. Uluwatu's guests, minus the traffic. With almost no cafés or shops around, the resort's own kitchen and staff cover daily needs.

Nyang Nyang: empty beach at the foot of the cliff
Nyang Nyang · Badung · 10 min to Uluwatu
  • Nyang Nyang Beach5 min
  • Uluwatu≈ 10 min
  • Ngurah Rai Airport≈ 45 min
  • Jimbaran≈ 30 min

Across Uluwatu, listings take about Rp 4.3 million a night and fill 46% of the year. We price this compact villa with a shared pool at Rp 1.9 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 Shell Villa

What does Rise Real Bali charge when I buy a Manta Shell Villa?

You pay us nothing. The Rp 3.27 bn price already carries our fee, which the developer pays. Our legal review ahead of any deposit is free as well. For this villa we verify the 25 + 25-year Hak Sewa and what the second term will cost, check pink zoning in the Badung RDTR and trace the PBG number in OSS.

What does Rp 3.27 bn buy at Manta Shell Villa?

A one-bedroom printed villa of 45 m² on a 162 m² plot, with a 14.5 m² terrace and use of the shared pool. It comes turnkey, and the furniture list goes into the contract. Hak Sewa covers 25 years, renewable for 25. Dijiwa Sanctuaries manages it after the Q4 2027 handover, and the lightest plan starts at 30% down.

What net yield can a Shell villa earn?

In our base case the villa books 65% of nights at Rp 1.9 million. Subtract 45% for the resort's fee, tax and maintenance, and you keep near Rp 254 million a year, or 7.8%. We start from AirROI's Uluwatu rate and scale it down for a small villa. It's a projection, and no one guarantees it.

Can I buy the Shell villa remotely?

Yes. We show the villa from the Nyang Nyang site over Zoom, and you sign remotely, with your attorney-in-fact appearing before the notary. At the Q4 2027 handover our team checks the 45 m² and the 162 m² plot against the plan, the furniture against the list and the SLF paperwork. Only after that does the final payment go out.

Why is the nightly rate for Shell below the Uluwatu figure?

Area figures blend in large pool villas for families and groups. A 45 m² one-bedroom with a shared pool competes for couples, so we price it at Rp 1.9 million a night. The developer's materials use Rp 3.1–3.8 million. If the resort reaches those rates, your return lands above our model rather than below it.

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