NYANG NYANG · ID RR-1441

Nyang Nyang Beach Villas: Mare Nostrum villa complex 360 m from the ocean

Only one villa out of nine remains on sale in the Mare Nostrum line, 360 meters from Nyang Nyang beach. Each has two bedrooms, 158 m², a private pool and a rooftop Jacuzzi. The price is Rp 4.25 bn, with a leasehold of 27 years that we're still confirming and handover planned for August 2027.

Leasehold 27 years (to confirm)
Under construction
360 m to the ocean

2bedrooms
158 m²villa size
9villas in the project
Leasehold27 years (to confirm)
08.2027planned handover
360 mto Nyang Nyang Beach

Property

What you get

The complex stands on the Nyang Nyang plateau, 360 meters from the beach and fifteen minutes from Uluwatu Temple. This is the far southern edge of the Bukit. Neighbors are few, and guest traffic comes from the projects themselves rather than a street of cafes.

Alpha Villas builds nine homes in its Mare Nostrum line, all with two bedrooms and 158 m² (≈ 1,700 sq ft) of space. Each one gets its own pool, a terrace and a roof deck with a Jacuzzi and a barbecue corner. Our listing database says the villas come semi-furnished, so a written specification attached to the contract spells out what that covers.

The land is leasehold. The developer's availability sheet shows 27 years and Rp 4.25 bn, while the information sheet shows 28 years and Rp 4.51 bn. We're reconciling the two, and the contract will carry the figures from the documents. Our database doesn't confirm the building approval, so we request the extract before any deposit.

Developer price list

Nyang Nyang Beach Villas: 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
Mare Nostrum 2BR villa	158 m²	2	Rp 4.25 bn	with numbers →

Size and price match our listing records for Alpha Villas, taken from its availability sheet. One lot out of nine is on sale, and we recheck that it's free when you reserve.

Ownership

Ownership & what you actually get

Your ownership is a leasehold of 27 or 28 years, since the developer's two sheets disagree and the land lease will settle it. Count the years from handover, not from purchase. First comes a reservation, next a PPJB with Alpha Villas, and a notary closes the deal at completion. We still await the building approval. The SLF and rental license arrive once the villas stand finished.

Ownership and permits: Nyang Nyang Beach Villas
Form of ownership	LeaseholdForeigners 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	27 years (to confirm)The availability sheet says 27 years and the information sheet says 28. Our math uses whatever the land lease states. We count the remaining years from handover and write any extension terms into the contract.
Zoning	Tourism and mixed use, per our databaseOur listing data marks the plot Tourism/Mixed. An RDTR extract settles the zone before the deposit.
Building approval (PBG)	To confirmOur database has no confirmed building approval for the site. We ask the developer for the number and an extract ahead of any deposit.
Developer	Alpha Villas, project company to confirmMaterials for this site mention more than one company. The contract and the land papers show which one sells these villas, and we match them.
Certificate of occupancy (SLF)	After constructionThe regency won't issue a rental license without the SLF. That's why your installments follow building stages, not calendar dates.
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 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	Semi-furnished, per our databaseWhat semi-furnished means here goes into a written specification, attached to the contract 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

Nyang Nyang Beach Villas payment schedule

ReservationA deposit takes the villa off the market, and Alpha Villas still has to name the amount.
Construction stagesInstallments line up with building milestones, and we ask for the schedule for your villa.
HandoverYou release the last payment once the full document pack is in your hands.

Alpha Villas hasn't published a payment plan in its materials. Once our checks close, we write the schedule into the PPJB.

Location

Location: Nyang Nyang · Uluwatu

South of Uluwatu the coast turns wild: an empty beach, big sunsets and only a handful of projects so far. Nothing here comes by default, so we check road access, water and power for each site.

Nyang Nyang Beach Villas: aerial view of the villas and their pools — Nyang Nyang · Badung · Uluwatu

Nyang Nyang Beach≈ 360 m
Uluwatu Temple≈ 15 min
Padang Padang≈ 20 min
Ngurah Rai Airport≈ 45 min

People buy on this stretch for the view and the quiet that Bingin has already lost. The catch is an early market, where each project has to create its own rental demand because the area around it doesn't do that yet.

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 Nyang Nyang Beach Villas

What does Rise Real Bali charge when I buy at Nyang Nyang Beach Villas?

Nothing at all. Alpha Villas settles our fee from its own margin, so the Rp 4.25 bn entry price doesn't grow. Before any deposit, our checks run at our expense: we reconcile the 27- and 28-year lease figures and both price sheets, chase the building approval and pin down which company will sign with you. Every unresolved point goes into a written report.

Can I buy a villa in this complex without flying to Bali?

Yes. A broker films the plateau plot live for you, and a Bali notary signs the paperwork once your proxy document arrives. Right now the site is at groundworks, with Alpha Villas aiming at August 2027. Payments track finished stages. We inspect each one in person, send photos, and you release the last tranche only against the full paperwork.

Where do the yield numbers come from?

You'll find the model on the Mare Nostrum unit page. Nyang Nyang has no AirROI sample of its own yet, so we start from villa rates south of Uluwatu and correct for this villa's size and type. Three cases follow, at 55, 65 or 75% of nights booked, each carrying 40% of revenue in running costs. Read every figure there as our own projection.

Why do the lease term and the price differ between documents?

The developer's availability sheet lists 27 years and Rp 4.25 bn. Its information sheet lists 28 years and Rp 4.51 bn. We quote the availability sheet on this page and reconcile both against the land lease before you commit. Your contract carries only the figures the documents back up.

Is there anything around the complex, or do I need a car?

Nyang Nyang is still early in its development. The beach sits 360 meters away, and Uluwatu Temple takes about fifteen minutes. Padang Padang is roughly twenty, and cafes mostly mean a ride. Most owners and guests get around by scooter, and the complex itself supplies the pool, roof deck and barbecue.

Units in this project