NYANG NYANG · ID RR-2441

Mare Nostrum: two-bedroom villa, 158 m², at Nyang Nyang

Mare Nostrum gives you 158 m² (≈ 1,700 sq ft) over two bedrooms, a private pool and a roof deck with a Jacuzzi, 360 meters from Nyang Nyang Beach. It sells for Rp 4.25 bn on a 27-year leasehold that we're still confirming. Alpha Villas targets August 2027, and our model prices a night at Rp 3.0 million.

Unit in Nyang Nyang Beach Villas

  • Leasehold 27 years (to confirm)
  • Under construction
  • Roof deck with Jacuzzi
  • 2bedrooms
  • 158 m²living area
  • Leasehold27 years (to confirm)
  • 08.2027planned handover
  • 360 mto Nyang Nyang Beach

Property

What you get

Mare Nostrum is the only layout you can still buy at Nyang Nyang Beach Villas. It stands on the plateau, 360 meters from the sand. Uluwatu Temple is a fifteen-minute ride, and Padang Padang takes about twenty.

Inside 158 m² you get two bedrooms, an open kitchen with an island and a lounge leading straight out to the pool terrace. Upstairs, the roof carries a Jacuzzi and a barbecue, which matters for rentals: sunset from the roof is what guests book here. The villa comes semi-furnished, and we list every item in a specification for your contract.

The developer's availability sheet gives a 27-year lease and its information sheet says 28, so we check the land lease itself. The price stands at Rp 4.25 bn. Alpha Villas plans handover for August 2027 but hasn't named a day.

The numbers for this property

Mare Nostrum · 2BR villa yield: gross and net

Alpha Villas quotes no yield for Mare Nostrum, so we built our own Nyang Nyang math: Rp 3.0 million per booked night, benchmarked on villas south of Uluwatu, minus management, tax, wear and upkeep.

Gross 11.9%≈ Rp 505 million a year at 46% occupancy and Rp 3.0 million a night Net 10.0%≈ Rp 424 million a year · payback ≈ 10.0 years
  • Gross rental incomeRp 505 million11.9% of price · rate Rp 3.0 million, occupancy 46%
  • Operating costsRp 80.8 million16% of revenue
  • Net to youRp 424 million10.0% of price · payback ≈ 10.0 years
Occupancy scenarios: Mare Nostrum · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
36%cautiousRp 395 millionRp 63.3 millionRp 332 million7.8%12.8 years
46%baseRp 505 millionRp 80.8 millionRp 424 million10.0%10.0 years
56%strongRp 615 millionRp 98.4 millionRp 517 million12.2%8.2 years

The base case is 46% occupancy under professional management, with 36% as the cautious case and 56% as the strong one.

Where the numbers come from

Developer's figures
Alpha Villas quotes no yield for Mare Nostrum, so we built our own Nyang Nyang math: Rp 3.0 million per booked night, benchmarked on villas south of Uluwatu, minus management, tax, wear and upkeep.
Nightly rate
Rp 3.0 million, our estimate for the area: based on comparable professionally managed properties in the area, 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: 36% cautious, 46% base and 56% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Manta Shell Villa: 10.0% net at 55% occupancy; Manta Delmar Villa: 8.4% net at 90% occupancy; Manta Seaborne 1BR: 10.0% net at 43% occupancy.
Reports and data
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.

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Ownership

Ownership & what you actually get

Your right here is a leasehold: 27 years in one developer sheet, 28 in another, and we hold out for the land lease to decide. Remaining years count from handover. Paperwork goes reservation, then a PPJB, then the notarized lease once the villa is ready. We still need the building approval. The SLF and the rental license can't come before the build is complete.

Ownership and permits: Mare Nostrum · 2BR villa
Form of ownershipLeaseholdForeigners 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 term27 years (to confirm)Two developer documents disagree by a year, 27 against 28. The land lease wins, and our yield model uses its number. The clock for this villa starts at handover, and renewal terms go on paper.
ZoningTourism and mixed use, per our databaseTourism/Mixed is what our listing data shows. Before you pay a deposit, the RDTR extract has to match it.
Building approval (PBG)To confirmNothing in our database confirms a PBG yet. The number and a copy come first, the deposit after.
DeveloperAlpha Villas, project company to confirmDifferent companies appear in the site materials. We tie the seller of this villa to the land documents and the contract.
Certificate of occupancy (SLF)After constructionNo SLF means no rental license, so we link every payment to a building stage instead of a date.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverSemi-furnished, per our databaseYour contract gets an appendix listing the furniture and appliances that semi-furnished includes.
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

Mare Nostrum · 2BR villa payment schedule

  1. ReservationYour deposit holds this villa. The developer sets the amount.
  2. Construction stagesEach tranche matches a stage of the build, and we request a schedule for this unit.
  3. HandoverThe closing payment goes out against the document pack.

There's no published payment plan for Mare Nostrum. The PPJB gets one after we finish our checks.

Location

Location: Nyang Nyang · Uluwatu

Below the plateau lies a long beach with almost nobody on it, and the villas above catch the sunset. The trade-off is thin infrastructure, so access, water and power get checked plot by plot.

Mare Nostrum villa: private pool on the terrace
Nyang Nyang · Badung · Uluwatu
  • Nyang Nyang Beach≈ 360 m
  • Uluwatu Temple≈ 15 min
  • Padang Padang≈ 20 min
  • Ngurah Rai Airport≈ 45 min

Guests book here for an empty beach and quiet evenings, both scarce in Bingin today. In a market this young, rental demand depends on the villa itself and on how well it's run, not on the neighborhood around it.

Nyang Nyang · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 24hotels
  • 15restaurants
  • 11sights
  • 3cafés
  • 1shop
  • 1spa
  • 1gym

Closest places

  • Warung Rahayu Nyang Nyangrestaurant · 131 m
  • Nyang Nyang Bar & Restaurantrestaurant · 161 m
  • Private Jet Villahotel · 234 m
  • Sanjula Uluwatuhotel · 252 m
  • Warung Party Peoplerestaurant · 320 m
  • Utilis Bali Barrestaurant · 354 m
  • New Morning Cafecafé · 368 m
  • Uluwatu Wooden Villahotel · 378 m

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

Straight answers

Questions about Mare Nostrum · 2BR villa

What does Rise Real Bali charge when I buy the Mare Nostrum villa?

Zero. The price comes straight from the developer's list, and Alpha Villas covers our fee. You don't pay for the pre-deposit review either. For this villa we compare the lease term across both developer sheets, request the PBG, confirm the zone with an RDTR extract and identify the signing company. Open points land in a written report before you commit.

Can I buy this two-bedroom villa remotely?

You can. A broker shows you the villa and plans on a Zoom call, and a notary executes the papers under your power of attorney. Groundworks are underway, and Alpha Villas targets August 2027. We tie each payment to a stage, check progress on site and send a photo report. Handover and the snag list stay with us.

Where do the yield numbers come from?

The Rp 3.0 million nightly rate is based on comparable villas south of Uluwatu, scaled to a 158 m² two-bedroom, since Nyang Nyang lacks a sample of its own. We run 36, 46 and 56% occupancy. Operating costs take 16% of what the villa earns. At 46% booked, the net yield lands at 10.0%, which is an estimate, not a guarantee.

Who is this villa a good fit for?

Two bedrooms and a roof deck suit a couple who wants a Bali base and rents it out between visits, or an investor aiming at small families. The beach is 360 meters away, so guests walk down. Nightly letting needs the rental license, which comes after the SLF, so we model long-term rent until then.

What does semi-furnished mean for this villa?

Our listing database marks the villa semi-furnished, but the developer hasn't sent a list yet. Once it arrives, the specification becomes an appendix to your contract, naming each piece of furniture and every appliance. Anything missing becomes part of your fit-out budget, and we can price a package before you sign.

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