NUSA DUA · ID RR-2084

NAI Villa V4M: one-bedroom villa, 46.7 m², with a private pool

Rp 2.39 bn buys the V4M turnkey: a one-bedroom villa at NAI by VIBE with its own 8 m² plunge pool and 3.2-meter ceilings, which the apartments here don't have. It measures 46.7 m² in total, counting the 11.7 m² terrace and the pool. The project is pre-launch, with handover planned for 2028–2029.

Unit in Nai by Vibe · units listed: 2

  • Leasehold 20–30 years
  • Pre-launch
  • Escrow
  • 1bedroom
  • 1bathroom
  • 46.7 m²total area, 27 m² air-conditioned
  • 8 m²private pool plus an 11.7 m² terrace
  • Leasehold20–30 years + extension
  • 2028–29handover

Property

What you get

V4M is the one-bedroom villa format at NAI by VIBE, the Vibe Development project whose guests come for its longevity clinic. Of its 46.7 m² (≈ 505 sq ft), 27 m² is air-conditioned interior. The rest opens out to an 11.7 m² terrace and your own small pool, which helps a compact villa rent above an apartment.

Payments run through escrow, and the developer accepts USDT and USDC. One question stays open: the presentation places the project in Nusa Dua and in Sanur at once. Until we see the land extract, we treat it as a Nusa Dua property and use the lower rate. This villa fits a couple or a solo guest on a wellness stay.

Our model starts at Rp 1.3 million a night. The Nusa Dua median on AirROI is about Rp 1.8 million, but large villas pull it up, and V4M has one bedroom. The area runs near 40% occupancy, while professional managers in our segment beat that, so we test 55, 65 and 75%. We then deduct 40% for running costs. In the base case you keep about Rp 189 million a year, a 7.9% net yield on the price.

The numbers for this property

NAI Villa V4M yield: gross and net

The developer quotes a 15.4% gross yield at the pre-launch price, before any costs. Our model below starts from Rp 1.3 million a night in the Nusa Dua and Sanur market, then takes out management, tax, vacancy and upkeep.

Gross 13.2%≈ Rp 315 million a year at 65% occupancy and Rp 1.3 million a night Net 7.9%≈ Rp 189 million a year · payback ≈ 12.6 years
  • Gross rental incomeRp 315 million13.2% of price · rate Rp 1.3 million, occupancy 65%
  • Management companyRp 56.7 million18% of revenue · market range 15–25%
  • 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 189 million7.9% of price · payback ≈ 12.6 years
Occupancy scenarios: NAI Villa V4M
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 266 millionRp 107 millionRp 160 million6.7%14.9 years
65%baseRp 315 millionRp 126 millionRp 189 million7.9%12.6 years
75%strongRp 363 millionRp 145 millionRp 218 million9.1%11.0 years

The ITDC south books evenly across the year, which is why the base case sits at 65%.

Where the numbers come from

Developer's figures
The developer quotes a 15.4% gross yield at the pre-launch price, before any costs. Our model below starts from Rp 1.3 million a night in the Nusa Dua and Sanur market, then takes out management, tax, vacancy and upkeep. Shown as published. They are not part of our model.
Nightly rate
Rp 1.3 million, our estimate for the area: AirROI puts average revenue per listing in Nusa Dua at Rp 1.5–1.8 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Nusa Dua market runs at ≈ 40% across all AirROI listings; 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
Ramada Home-room: 8.1% net at 65% occupancy; EDEM II · Condo villa 33 m²: 11.0% net at 65% occupancy; EDEM II · Studio apartment: 8.8% 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

The V4M comes on a Hak Sewa leasehold, and the term you select, anywhere from 20 to 30 years, sets the final price. The developer mentions an extension, and we ask for its terms in writing. Contracts start with a PPJB and end with a notarized lease. There's no building approval yet at pre-launch, and the SLF follows construction.

Ownership and permits: NAI Villa V4M
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 term20–30 years + extensionA longer term raises the price of this villa. We get the renewal conditions from the developer on paper.
ZoningPlot location to confirmNusa Dua or Sanur, the brochure uses both. A cadastral check and the RDTR zone settle it before you pay.
Building approval (PBG)Not yet, pre-launchThe approval doesn't exist at this stage. We ask for its number the moment the developer files it.
Clinic licenseKemenkes, requestedGuests come for the clinic, so its Ministry of Health license matters to your rental income. We're asking for it.
Certificate of occupancy (SLF)At handoverYour final payment hangs on the SLF and the other papers, because the rental license can't come without it.
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 escrowStated by the developerAccording to Vibe, your money waits in escrow until each stage is done. We verify which bank holds it and on what terms.
Furniture and handoverTurnkey, 2028–2029The fit-out list for the V4M becomes part of your contract.
No deposit goes out until we've reviewed the land, the permits and the seller. Our written report flags every point that's still unresolved.
Gusti AyuBroker · Rise Real Bali
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Terms

NAI Villa V4M payment schedule

  1. EscrowEach installment waits in escrow until the matching stage wraps up.
  2. CryptoYou can settle in USDT or USDC at that day's rate.
  3. HandoverThe closing payment follows the villa's document pack.

There's no published installment schedule for the V4M yet. It goes into your PPJB.

Location

Location: Nusa Dua

Nusa Dua's hotel belt brings calm, reef-sheltered water and an airport twenty minutes away. You give up the late-night scene of the west coast.

Nusa Dua coastline seen from a drone
Nusa Dua · Badung · plot to confirm
  • Ngurah Rai Airport≈ 20 min
  • Nusa Dua beaches≈ 10 min
  • Sanur≈ 30 min
  • Uluwatu≈ 30 min

Villas in Sanur and Nusa Dua fetch a nightly Rp 1.5–1.8 million or so, and bookings stay even through the year. A one-bedroom sits below that band.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

Nusa Dua · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 8hotels
  • 3sights
  • 3restaurants
  • 2shops
  • 1spa
  • 1café
  • 1bar

Closest places

  • Warung Esi Esacafé · 173 m
  • Sekar Nusa Villashotel · 191 m
  • Vouk Hotel & Suiteshotel · 259 m
  • Vinila Nusa Duahotel · 436 m
  • Le Berceuse Villa & Resorthotel · 503 m
  • THE BALÉhotel · 519 m
  • Tapa bistro nusa duarestaurant · 539 m
  • Pura Gegersight · 729 m

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

Straight answers

Questions about NAI Villa V4M

What does Rise Real Bali charge when I buy the NAI Villa V4M?

Nothing. Vibe's list shows Rp 2.39 bn for this villa, and Vibe pays our commission. Our checks before your deposit are free: the Hak Sewa term and its extension, the parcel in the cadastre and the RDTR, the building approval once it's filed and the Kemenkes license for the clinic that draws the guests.

How much is the NAI Villa V4M and what's included?

Rp 2.39 bn is the list price, with our fee paid by Vibe rather than by you. That buys a turnkey one-bedroom villa of 46.7 m² with a plunge pool and terrace. The lease runs 20 to 30 years with an extension, and the term you pick changes the price. We're still getting the first-installment amount from the developer.

How do I pay for the V4M?

Vibe routes buyer money through escrow and releases it stage by stage. Crypto works too, with USDT or USDC converted on the day you pay. The last installment follows the handover papers. Because the developer hasn't published a schedule, we write one into the PPJB, and before that we check the escrow bank and its release rules.

What yield can the NAI Villa V4M realistically make?

Our base case assumes Rp 1.3 million a night and 65% occupancy. After management, tax, vacancy and upkeep, that works out to a net yield of roughly 7.9% a year on what you paid. The developer's 15.4% is a gross figure, before costs. Our rate comes from AirROI for Nusa Dua and Sanur, adjusted for a one-bedroom. It's an estimate, not a guarantee.

Can I buy the V4M from overseas?

Yes. We review the developer's pre-launch materials with you on Zoom, and your notary signs using a power of attorney you give once. Through 2028–2029 we watch the build against your installments. At handover we measure the 46.7 m² against the plan and tick off the furniture against the spec. You don't need to fly in.

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