NYANYI · ID RR-2000

Rise Villas Unit #4: two-bedroom villa, 153.5 m², in Nuanu

Split across two levels, Unit #4 gives you 153.5 m², two en-suite bedrooms, a private pool and a 67 m² garden inside Nuanu City. It belongs to Rise Villas, our own project, where three of seven first-phase villas remain. The price is Rp 5.49 bn on a 30-year leasehold.

Unit in Rise Villas · units listed: 3

  • Leasehold 30 years
  • Our project
  • Nuanu City
  • 2bedrooms
  • 2bathrooms
  • 153.5 m²villa area
  • 67 m²private garden
  • Leasehold30 years, Hak Sewa
  • 3 of 7villas available

Property

What you get

Rise Villas is our project of seven villas in Nuanu Creative City, a 44-hectare town with a beach, schools, coworking and restaurants. We know this developer well, because we are the developer.

Unit #4 is a two-level villa of 153.5 m² (≈ 1,650 sq ft). Each of the two bedrooms has its own bathroom, and the living room opens onto a kitchen island, the pool and a 67 m² garden. Black Sands Beach is six minutes away, Canggu fifteen.

Here's how we model this unit. The nightly rate is Rp 3.0 million, taken from AirROI data for Nuanu and Nyanyi and sized for two bedrooms, since bigger villas pull the area median up. Area occupancy runs around 45%, while professionally managed homes in this segment beat that. We therefore model 70% as the base, with 60% and 80% on either side. Costs take 40% of revenue. At base, about Rp 461 million a year stays with you, 8.4% of the price.

The numbers for this property

Rise Villas · Unit #4 yield: gross and net

The Rise Villas presentation quotes 10–12% gross. Below is our net model of what the buyer keeps: Rp 3.0 million a night from neighboring Nyanyi villas, with management, tax, vacancy and upkeep taken off.

Gross 14.0%≈ Rp 769 million a year at 70% occupancy and Rp 3.0 million a night Net 8.4%≈ Rp 461 million a year · payback ≈ 11.9 years
  • Gross rental incomeRp 769 million14.0% of price · rate Rp 3.0 million, occupancy 70%
  • Management companyRp 138 million18% of revenue · market range 15–25%
  • TaxRp 76.9 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 92.3 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 461 million8.4% of price · payback ≈ 11.9 years
Occupancy scenarios: Rise Villas · Unit #4
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 659 millionRp 264 millionRp 395 million7.2%13.9 years
70%baseRp 769 millionRp 308 millionRp 461 million8.4%11.9 years
80%strongRp 879 millionRp 351 millionRp 527 million9.6%10.4 years

Where the numbers come from

Developer's figures
The Rise Villas presentation quotes 10–12% gross. Shown as published. They are not part of our model.
Nightly rate
Rp 3.0 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 #5: 7.4% net at 70% occupancy; Rise Villas · Unit #1-2: 10.1% 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

Ownership comes as a notarized Hak Sewa lease on the land for 30 years, in your own name or a company's. You see the land lease with its renewal clause before the deposit. Building approval (PBG): issued. After handover come the SLF and the license for nightly rental, and the final payment waits for both.

Ownership and permits: Rise Villas · Unit #4
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)The land lease agreement fixes the term and any renewal, and you review it before paying a deposit.
ZoningNuanu special zone, extract to followThe zone answers to Nuanu's own master plan. We add the RDTR extract to your documents.
Building approval (PBG)IssuedYou receive its number and an extract while we run due diligence, ahead of the deposit.
Certificate of occupancy (SLF)At handoverNo SLF means no rental license. We link the handover payment to receiving the documents, not to the calendar.
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 contractThe contract appendix itemizes furniture and appliances.
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

Rise Villas · Unit #4 payment schedule

  1. 50%Rp 2.74 bn on signing.
  2. 40%Tranches matched to construction stages.
  3. 10%At handover, with the acceptance report.

After the first payment, we spread the rest across construction stages and set the schedule around your needs.

Location

Location: Nyanyi

The 44-hectare town by the black-sand beach generates its own demand through a school, coworking and a festival program. Guests who come for Nuanu stay in Nuanu, although the area is still young and calm.

Rise Villas surrounded by palms in Nuanu, drone shot
Nyanyi · Tabanan · 6 min to Black Sands Beach
  • Black Sands Beach6 min
  • Canggu15 min
  • Ngurah Rai Airport19 km
  • Nuanu school and coworkinginside the city

After Canggu and Pererenan, Nyanyi is where the growth has moved, and pool villas here command rates above the Tabanan norm. Expect a slower pace than Canggu while the neighborhood matures.

The map comes from Google Maps. Google receives your IP address and may set its own cookies once it loads.

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 #4

What does Rise Real Bali charge when I buy Unit #4?

Zero. Rise Villas is a project we develop, and you pay the price list with no buyer's commission added. We do the pre-deposit document review at our expense: the 30-year land lease and its renewal terms, the PBG with number and extract, and an RDTR extract for the Nuanu zone. Anything still open goes into a written summary for you.

What does the Rp 5.49 bn price for Unit #4 cover?

It's the project price list, with nothing added for the buyer. You get two bedrooms over 153.5 m² on a 30-year Hak Sewa lease. We hand the villa over turnkey, and an appendix to the contract lists furniture and appliances. Nuanu City surrounds it: a school, coworking and Black Sands Beach six minutes away.

How do payments for Unit #4 work?

You pay 50% at signing, Rp 2.74 bn. The next 40% goes in tranches as construction stages finish, and the final 10% at handover, when you sign the acceptance report. We shape the balance schedule around your circumstances and tie each tranche to a confirmed stage, never to a date on the calendar.

What yield can Unit #4 realistically make?

Our base case puts the villa at Rp 3.0 million a night with 70% occupancy. Once management, tax and empty nights come off, roughly 8.4% of the price a year is yours. AirROI data for nearby Nyanyi villas, corrected for type, sets the rate. Occupancy reflects managed rentals, and running costs absorb 40% of revenue. Read it as a model, not a promise.

Can I buy Unit #4 without coming to Bali?

Yes. We walk you through the villa in Nuanu on a Zoom call, so no flight is needed. A notary and a power of attorney cover the signing, and our team accepts the villa for you. Three of seven villas remain. We're confirming the handover date, and on site we compare the build stage with the tranche schedule.

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