NYANYI
from Rp 1.94 bn/ 35 years
Black Sands Oasis
Nyanyi · Studios and villas
- Studio–4 bedrooms
- 35–210 m²
- leasehold 35
See details
NYANYI · ID RR-2126
Origins Villa #1: two-bedroom villa with pool, 251 m², in Nuanu
An artist's panel by Riz anchors the interior of this 251 m² (≈ 2,700 sq ft) two-bedroom villa with a private pool, the first lot of the Origins collection. The developer's offer is Rp 7.96 bn on a lease of up to 45 years, payable over two years. Dusit takes over management in Q3 2027.
Unit in Origins by Bali Baza
- Leasehold up to 45 years
- Under construction
- Dusit operator
- 2bedrooms
- 2bathrooms
- 251 m²villa area
- Privatepool
- Leaseholdup to 45 years
- Q2 2027handover
Property
What you get
Villa #1 opens the Origins collection with two bedrooms, 251 m², a private pool and an interior featuring an original work by the artist Riz. The developer's offer is Rp 7.96 bn, which sits Rp 1.77 bn below the list price.
The operating model sets it apart more than the architecture does. The villa joins Dusit's hotel program, and The Sincura Group provides management with a round-the-clock concierge. You don't have to find or hire a manager yourself. That convenience comes with an operator fee above the market rate.
Our model for this unit uses Rp 4.6 million a night, the level of branded two-bedroom villas on the west coast. That's above standard Nyanyi villas, thanks to the operator and Nuanu's infrastructure. Base occupancy is 55%, with 45% as the cautious case and 65% as the strong one. Operating costs take 16% of revenue. At base, about Rp 776 million a year reaches your account, or 9.7% of the price.
The numbers for this property
Origins · Villa #1 2BR yield: gross and net
The developer quotes 10–12% in the first years and 13–16% on average over the lease in its official materials, before operator costs. Below, our model runs Rp 4.6 million a night, net of operating costs.
Gross 11.6%≈ Rp 924 million a year at 55% occupancy and Rp 4.6 million a night
Net 9.7%≈ Rp 776 million a year · payback ≈ 10.3 years
- Gross rental incomeRp 924 million11.6% of price · rate Rp 4.6 million, occupancy 55%
- Operating costsRp 148 million16% of revenue
- Net to youRp 776 million9.7% of price · payback ≈ 10.3 years
| Occupancy | Gross income | Expenses 16% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 45%cautious | Rp 756 million | Rp 121 million | Rp 635 million | 8.0% | 12.5 years |
| 55%base | Rp 924 million | Rp 148 million | Rp 776 million | 9.7% | 10.3 years |
| 65%strong | Rp 1.09 bn | Rp 175 million | Rp 917 million | 11.5% | 8.7 years |
The base case is 55% occupancy under professional management, with 45% as the cautious case and 65% as the strong one.
Where the numbers come from
- Developer's figures
- The developer quotes 10–12% in the first years and 13–16% on average over the lease in its official materials, before operator costs. Shown as published. They are not part of our model.
- Nightly rate
- Rp 4.6 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: 45% cautious, 55% base and 65% strong.
- Costs
- 16% of revenue: the property's operating costs.
- Comparable listings
- Rise Villas · Unit #4: 9.9% net at 61% occupancy; Rise Villas · Unit #5: 9.7% net at 65% occupancy; BSO Villa 1BD: 10.0% net at 54% 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.
Ownership
Ownership & what you actually get
Villa #1 comes on a leasehold of up to 45 years, as the developer states. We read the land lease for this specific villa to pin down the exact term and the extension. The developer reports a tourism-zoned plot and an issued PBG. Once construction ends in Q2 2027, the SLF and then the rental license can follow.
| 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 developerThe land lease for Villa #1 sets the exact term and extension. We read it with you before the deposit. |
| Zoning | Tourism zone (pink), per the developerZona Pariwisata is the developer's statement. An RDTR extract confirms it ahead of your deposit. |
| Building approval (PBG) | Issued, per the developerBefore the deposit, we obtain the approval number and an extract. |
| Developer | Bali Baza DevelopmentOur checks cover the company, its land rights in Nuanu and its contracts with The Sincura Group and Dusit. |
| Certificate of occupancy (SLF) | After construction endsThe rental license requires an SLF first, so we link payments to construction stages rather than 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 | Turnkey, artist interior, Q2 2027Every piece of furniture and each appliance goes into a specification that forms 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
Hi, I'm Gusti. Want the full price list and payment plan for Origins · Villa #1 2BR?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
Origins · Villa #1 2BR payment schedule
- 30%Rp 2.39 bn down when you sign for Villa #1.
- 11 monthsMonthly installments while construction runs to the Q2 2027 handover.
- 12 monthsEqual payments on the balance after you receive the keys, with the villa already renting.
The two-year plan covers every Origins villa. A separate offer lets you pay 100% by alternative methods. We explain how it works, and its risks, on a call.
Location
Location: Nuanu · Nyanyi
Plans for Nuanu City's 44 hectares include more than 400 units by 2027. Occupancy in the area averages about 50%, while the best-run villas stay well above it.
- Nyanyi Beachinside the master plan
- Tanah Lot≈ 10 min
- Canggu≈ 20–25 min
- Ngurah Rai Airport≈ 60 min
Nuanu draws buyers with a planned town by Nyanyi Beach whose services grow faster than any neighbor's. The trade-off is quieter evenings than in Canggu, 20 to 25 minutes away.
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 · Villa #1 2BR
What does Rise Real Bali charge when I buy Villa #1 at Origins?
Nothing. Rp 7.96 bn is what you pay, and our fee comes from the developer. The pre-deposit document checks are on us too. For Villa #1 we confirm the up-to-45-year term inside the land lease agreement and get the RDTR zoning extract plus the building approval number before any money leaves your account.
Can I buy Origins Villa #1 remotely?
Yes. You tour Villa #1 by Zoom, give a power of attorney for the notary stage, and leave acceptance on site to our team. Handover is due in Q2 2027, and the final 12 months of payments fall after you have the keys. At acceptance we compare the 251 m² with the plan and the furniture with the specification.
Where do the yield numbers come from?
Comparable managed properties in the area, corrected for property type, put the nightly rate at Rp 4.6 million. Occupancy follows professionally managed rentals, and 55% is the base case. Operating costs take 16% of revenue. The villa's details come from the developer's materials. Treat the output as our estimate, since nobody can guarantee rental income on a villa that hasn't opened yet.
What does the Rp 7.96 bn price for Villa #1 include?
It's the developer's offer, Rp 1.77 bn below the list price. You get two bedrooms, two bathrooms, 251 m² and a private pool. The villa comes turnkey, with an interior featuring a work by the artist Riz. An appendix to the contract lists the furniture. Construction runs to a Q2 2027 handover, and Dusit starts operating in Q3 2027.
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