NYANYI · ID RR-1126

Origins by Bali Baza: boutique villa collection in Nuanu run by Dusit

Origins is a boutique villa collection in Nuanu City that Dusit will run as a hotel from Q3 2027, one quarter after the villas hand over. The land sits in a tourism zone, the building approval (PBG) is in hand, and the lease runs up to 45 years. Villas start at Rp 7.96 bn with installments over two years.

Leasehold up to 45 years
Under construction
Dusit operator

2bedrooms · Villa #1
251 m²villa area
Leaseholdup to 45 years
Q2 2027villa handover
44 haNuanu grounds
Q3 2027Dusit operator launch

Property

What you get

Bali Baza Development builds Origins inside Nuanu, the largest private master plan on the west coast. The town spans 44 hectares, with a stated Rp 5.4 trillion in investment, schools, art spaces, a beach club and its own ocean access at Nyanyi. Villas here sell as rooms of a future hotel. The Sincura Group runs management and a 24/7 concierge, and Dusit starts as operator in Q3 2027.

Two documents matter most for nightly rentals, and the developer reports both in order. The land lies in a tourism zone (Zona Pariwisata), and the regency has granted the building approval (PBG). The lease runs up to 45 years, against the usual 25 to 30.

Villa #1, with two bedrooms and 251 m² (≈ 2,700 sq ft), is on offer at Rp 7.96 bn. The developer shows that as Rp 1.77 bn off its list price. You pay 30% down, then monthly through 11 months of construction and 12 more after handover. The keys come before the last installment, so the villa earns while you finish paying. Origins apartments start at Rp 1.58 bn for a 29.3 m² studio, and we'll send that price list on request.

Developer: Bali Baza, all projects and terms

Developer price list

Origins by Bali Baza: 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
Villa #1 · 2BR	251 m²	2	Rp 7.96 bn	with numbers →
Apartment · studio	29.3 m²	studio	Rp 1.58 bn	on request
Apartment · 1BR	43 m²	1	Rp 2.25 bn	on request

Villa pricing follows the developer's offer on Villa #1, and apartment prices come from the Origins price list. We confirm availability on the day you ask.

Ownership

Ownership & what you actually get

Origins sells on leasehold of up to 45 years, per the developer. The exact term and the extension for each villa sit in its own land lease, which we go through with you before the deposit. The developer states the tourism zoning and the PBG are in order. The SLF and the rental license come once construction ends.

Ownership and permits: Origins by Bali Baza
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	Up to 45 years, per the developerWe check the exact term and the extension in the land lease for the specific villa.
Zoning	Tourism zone (pink), per the developerThe developer states Zona Pariwisata. We request the RDTR extract before the deposit.
Building approval (PBG)	Issued, per the developerWe ask for the approval number and an extract before you pay a deposit.
Developer	Bali Baza DevelopmentWe check the legal entity, its land rights inside Nuanu and the agreements with The Sincura Group and Dusit.
Certificate of occupancy (SLF)	After construction endsNo certificate of occupancy, no rental license. We tie payments to stages, not to the calendar.
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	Turnkey, artist interior, Q2 2027The furniture and appliance specification becomes an appendix to the 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 Origins by Bali Baza?

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Terms

Origins by Bali Baza payment schedule

30%Down payment at signing, Rp 2.39 bn for Villa #1.
11 monthsMonthly payments through construction until the Q2 2027 handover.
12 monthsThe balance in equal payments after you get the keys, while the villa already rents.

Installments of up to two years apply to any Origins villa. The developer also has a separate offer for paying 100% through alternative methods, and we go through its details and risks on a call.

Location

Location: Nuanu · Nyanyi

Nuanu City spreads over 44 hectares, and its plan calls for more than 400 units by 2027. Villas in the area average about 50% occupancy, and the strongest ones hold well above that.

Origins by Bali Baza: the complex from the air above the river — Nyanyi · Tabanan · inside Nuanu Creative City

Nyanyi Beachinside the master plan
Tanah Lot≈ 10 min
Canggu≈ 20–25 min
Ngurah Rai Airport≈ 60 min

Nuanu's infrastructure is growing faster than in any neighboring area, and buyers come for a planned town right on Nyanyi Beach. The trade-off is a quieter scene than Canggu while the town fills in.

Nuanu · Nyanyi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

10sights
4restaurants
3hotels
2bars
1café
1school
1beach

Closest places

Jungle Kidssight · 96 m
ProEdGlobalschool · 116 m
Hearthsight · 164 m
Lumeirasight · 318 m
Nuanu Creative Citysight · 320 m
Nuanu Parksight · 355 m
Magic Gardensight · 418 m
Funky Placesight · 613 m

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

Straight answers

Questions about Origins by Bali Baza

What does Rise Real Bali charge when I buy at Origins?

Zero. Bali Baza pays our commission, so your cost is the developer's price list and nothing more. We also fund the checks before your deposit. At Origins that covers the lease of up to 45 years and its extension clause, a zoning extract confirming tourism use, the building approval number, and Bali Baza's land rights inside Nuanu.

Can I buy an Origins villa without flying to Bali?

Yes. The viewing happens over Zoom. For the paperwork you issue a power of attorney, and the notary signs in Bali. Acceptance on the ground is our job. Handover is due in Q2 2027. At acceptance we check the villa against its plan and the interior against the specification sheet, room by room. Dusit and The Sincura Group then take over, with the operator starting in Q3 2027.

Where do the yield numbers come from?

This page has no yield model, because villas and apartments earn different nightly rates. You'll find it on the Villa #1 page. There, the rate starts from AirROI data for the area with a property-type adjustment, occupancy follows professionally managed rentals, and costs take 45% of revenue, the resort operator's 23% included. It's our estimate, not guaranteed income.

How does the Origins installment plan work?

Any Origins villa comes with installments of up to two years. On Villa #1 you pay 30% at signing, Rp 2.39 bn, then monthly over 11 months of construction. The balance runs for 12 more months after handover. You get the keys before the last payment, so the villa can rent while you finish paying.

Units in this project