NYANYI · ID RR-2567

Rise Villas Unit #1-2: one-bedroom villa, 75.75 m², in Nuanu

The smallest villa in our own Nuanu project, Unit #1-2 has one bedroom and 75.75 m² of living space next to a black-sand beach. You'd hold it on a 30-year leasehold (Hak Sewa) for Rp 3.36 bn, with half of that due at signing. We're confirming the handover date.

Unit in Rise Villas · units listed: 3

  • Leasehold 30 years
  • Our project
  • Nuanu City
  • 1bedroom
  • 75.75 m²villa area
  • Leasehold30 years, Hak Sewa
  • 3 of 7villas available

Property

What you get

Unit #1-2 belongs to Rise Villas, a group of seven villas we're building inside Nuanu Creative City near the black-sand shore of Nyanyi. From here it's six minutes to Black Sands Beach and fifteen to Canggu. Nuanu runs its own school, coworking space and restaurants. On this project we act as both developer and broker.

At 75.75 m² (≈ 815 sq ft) with one bedroom, this is the cheapest way into the project. It fits a couple, an owner who spends part of the year in Bali, or an investor who wants a smaller first ticket. The villa comes turnkey, and the furniture list becomes an appendix to the contract. We'll message you the floor plan, the bathroom layout and the garden size.

The land is a 30-year leasehold (Hak Sewa) in the Nuanu zone, which runs on its own master plan. Unit #1-2 costs Rp 3.36 bn, the same as the other one-bedroom, Unit #2. Two-bedroom villas range from Rp 5.13 bn to Rp 6.20 bn. Your contract fixes the handover date.

The numbers for this property

Rise Villas · Unit #1-2 yield: gross and net

Our Rise Villas presentation quotes 10–12%, a figure before any costs. Below is our model of what reaches the buyer: Rp 2.2 million a night, based on neighboring one-bedroom villas in Nyanyi, minus management, tax, vacancy and upkeep.

Gross 16.8%≈ Rp 565 million a year at 70% occupancy and Rp 2.2 million a night Net 10.1%≈ Rp 339 million a year · payback ≈ 9.9 years
  • Gross rental incomeRp 565 million16.8% of price · rate Rp 2.2 million, occupancy 70%
  • Management companyRp 102 million18% of revenue · market range 15–25%
  • TaxRp 56.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 67.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 339 million10.1% of price · payback ≈ 9.9 years
Occupancy scenarios: Rise Villas · Unit #1-2
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 485 millionRp 194 millionRp 291 million8.6%11.6 years
70%baseRp 565 millionRp 226 millionRp 339 million10.1%9.9 years
80%strongRp 646 millionRp 258 millionRp 388 million11.5%8.7 years

Where the numbers come from

Developer's figures
Our Rise Villas presentation quotes 10–12%, a figure before any costs. Shown as published. They are not part of our model.
Nightly rate
Rp 2.2 million, our estimate for the area: AirROI data for Nyanyi, trailing 12 months to July 2026, 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: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Rise Villas · Unit #4: 8.4% net at 70% occupancy; Rise Villas · Unit #5: 7.4% net at 70% occupancy; BSO Villa 1BD: 9.3% net at 70% 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

Your right is a Hak Sewa lease for 30 years, recorded by a notary for you personally or for your company. Renewal terms live in the land lease, and you read it before paying anything. The PBG is already in hand. Handover unlocks the next two papers, the SLF and then the rental license, which is why the final 10% waits for them.

Ownership and permits: Rise Villas · Unit #1-2
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 term30 years (Hak Sewa)Term and renewal conditions come from the land lease agreement. We hand you a copy before the deposit.
ZoningNuanu special zone, extract to followNuanu follows a master plan of its own. You'll find the RDTR extract in the document pack.
Building approval (PBG)IssuedIts number and an extract are part of due diligence, which ends before you pay a deposit.
DeveloperRise Villas Bali, our projectBefore the deposit you see the legal entity, the land lease and construction progress in one pack.
Certificate of occupancy (SLF)At handoverThe rental license depends on the SLF, so the handover payment follows the documents rather than a date.
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 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 handoverTurnkey, per contractA contract appendix lists every piece of furniture and each appliance.
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

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Terms

Rise Villas · Unit #1-2 payment schedule

  1. 50%Rp 1.68 bn when you sign.
  2. 40%Rp 1.35 bn in tranches as construction stages finish.
  3. 10%Rp 336 million at handover, against the acceptance report.

The percentages follow the project schedule. Tranche dates track construction stages and go into the contract.

Location

Location: Nuanu · Nyanyi

Nuanu covers 44 hectares next to a black-sand beach and runs its own school, coworking and festivals, and that's what fills villa calendars here. Nyanyi stays calmer than Canggu while it grows.

Rise Villas in Nuanu from above, among palm trees
Nyanyi · Tabanan · 6 min to Black Sands Beach
  • Black Sands Beach6 min
  • Canggu15 min
  • Ngurah Rai Airport19 km
  • Nuanu school and coworkinginside the city

Growth has moved west from Canggu and Pererenan to Nyanyi, where a villa with a pool fetches more per night than the Tabanan average. Evenings are quiet, since the area is still building out.

Nuanu · Nyanyi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 2 km of the property

  • 2restaurants
  • 1spa
  • 1beach club
  • 1international school

Closest places

  • ma. Japanese Eatery & Sushi Barrestaurant · 943 m
  • Pepito Supermarketsupermarket · 958 m
  • Jungle KidsNuanu kids' club · 1.1 km
  • ProEd Global Schoolinternational school · 1.1 km
  • Lumeiraspa & wellness · 1.2 km
  • Luna Beach Clubbeach club · 1.5 km
  • Nuanu Creative Citycreative city · 1.5 km
  • KŌRO Balirestaurant · 1.7 km

Places hand-picked: Nuanu-level amenities only. Straight-line distances from the property by Google Maps coordinates; for Luna Beach Club and Nuanu, to the main Nuanu Gate entrance.

Straight answers

Questions about Rise Villas · Unit #1-2

What does Rise Real Bali charge when I buy Unit #1-2?

Nothing beyond the list price. We develop Rise Villas ourselves, so no separate commission sits on top. Our pre-deposit review costs you nothing either: land records, the lease agreement and every permit. The written report lists whatever is still open and compares Unit #1-2 with neighboring one-bedroom villas.

How much is Unit #1-2, and how do I pay?

The price list puts it at Rp 3.36 bn for a 75.75 m² one-bedroom villa in Nuanu on a 30-year Hak Sewa lease. You pay 50% at signing, 40% in tranches as construction stages close and the final 10% at handover. The contract fixes the handover date, which we're confirming now.

Can I buy Unit #1-2 remotely?

Yes. A video call from the Nuanu site replaces the viewing trip. For the signing, a notary acts on the power of attorney you give. When the villa is finished, we run the inspection ourselves and email photos with the signed acceptance report. Each tranche goes to the developer only after the construction stage named in the contract is done.

Where do the yield numbers come from?

Our starting point is AirROI nightly data for Nyanyi and Nuanu, scaled to a one-bedroom villa: Rp 2.2 million. The occupancy cases are 60, 70 and 80%, the range for a villa with professional management. Forty percent of revenue goes to management, tax and upkeep. At 70%, about 10.1% of the price stays with you as net income. It's an estimate, not a guarantee.

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