NYANYI · ID RR-2210

Rise Villas Unit #5: two-bedroom villa with pool, 153.5 m², Nuanu

Our top-priced villa in the first phase is Unit #5: two bedrooms, a pool and 153.5 m² in Nuanu City, the same floor area as Unit #4. The lease runs 27 years (Hak Sewa) and the price is Rp 6.35 bn, with half paid at signing. We're confirming the handover date.

Unit in Rise Villas · units listed: 2

  • Leasehold 27 years
  • Our project
  • Nuanu City
  • 2bedrooms
  • 153.5 m²villa area
  • Leasehold27 years, Hak Sewa
  • 2 of 7villas available

Property

What you get

Seven villas form Rise Villas, which we build inside Nuanu Creative City close to the black-sand beach at Nyanyi. Getting to Black Sands Beach takes six minutes, and Canggu is a fifteen-minute drive. Nuanu keeps a school, a coworking space and restaurants on its own grounds. We're the developer here as well as your broker.

Unit #5 is a two-bedroom villa with a pool, 153.5 m² (≈ 1,650 sq ft), and matches Unit #4 in floor area and bedroom count. The villa comes turnkey, with the furniture specification attached to your contract. We'll send this unit's own floor plan and garden size by message.

Ownership is a 27-year Hak Sewa lease in the Nuanu zone, which follows its own master plan. Unit #5 costs Rp 6.35 bn, against Rp 5.80 bn for Unit #4. We write the handover date and the reason for the gap with Unit #4 into the contract.

The numbers for this property

Rise Villas · Unit #5 yield: gross and net

The Rise Villas presentation shows 10–12%, and that figure is before costs. Below is our model of the buyer's net: Rp 3.0 million a night from nearby Nyanyi villas, net of operating costs.

Gross 11.5%≈ Rp 714 million a year at 65% occupancy and Rp 3.0 million a night Net 9.7%≈ Rp 600 million a year · payback ≈ 10.3 years
  • Gross rental incomeRp 714 million11.5% of price · rate Rp 3.0 million, occupancy 65%
  • Operating costsRp 114 million16% of revenue
  • Net to youRp 600 million9.7% of price · payback ≈ 10.3 years
Occupancy scenarios: Rise Villas · Unit #5
OccupancyGross incomeExpenses 16%Net% of pricePayback period
55%cautiousRp 604 millionRp 96.6 millionRp 507 million8.2%12.2 years
65%baseRp 714 millionRp 114 millionRp 600 million9.7%10.3 years
75%strongRp 824 millionRp 132 millionRp 692 million11.2%9.0 years

The base case is 65% occupancy under professional management, with 55% as the cautious case and 75% as the strong one.

Where the numbers come from

Developer's figures
The Rise Villas presentation shows 10–12%, and that figure is before costs. Shown as published. They are not part of our model.
Nightly rate
Rp 3.0 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: 55% cautious, 65% base and 75% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Rise Villas · Unit #4: 9.9% net at 61% occupancy; BSO Villa 1BD: 10.0% net at 54% occupancy; BSO Villa 2BD: 10.0% net at 55% 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.

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Ownership

Ownership & what you actually get

Unit #5 comes on a 27-year Hak Sewa land lease, registered with a notary for you or your company. Renewal terms sit in the land lease agreement, and we share it before any money moves. PBG: in place. Completion brings the occupancy certificate (SLF) and the nightly rental license, and the last 10% falls due against those papers.

Ownership and permits: Rise Villas · Unit #5
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 term27 years (Hak Sewa)Read the land lease before the deposit: it holds the 27-year term and the renewal conditions.
ZoningNuanu special zone, extract to followNuanu builds to its own master plan. An RDTR extract completes the document pack.
Building approval (PBG)IssuedWe share the approval number and an extract during our checks, ahead of any deposit.
DeveloperRise Villas Bali, our projectThe legal entity, the land lease and the state of construction all come in the pre-deposit document pack.
Certificate of occupancy (SLF)At handoverA rental license needs the SLF first. That's why the handover tranche depends on documents instead of a calendar 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 contractYou'll find the furniture and appliance specification as 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 Rise Villas · Unit #5?

Leave your WhatsApp and I'll send it today, with the net yield worked out.

Terms

Rise Villas · Unit #5 payment schedule

  1. 50%Rp 3.17 bn on signing.
  2. 40%Rp 2.54 bn across construction-stage tranches.
  3. 10%Rp 635 million at handover, with the acceptance report.

These shares follow the project schedule. Your contract ties each tranche date to a construction stage.

Location

Location: Nuanu · Nyanyi

Nuanu's 44 hectares sit on a black-sand beach, and the town runs its own school, coworking space and festival calendar, which keeps guests coming. The pace is slower than in Canggu, and the area keeps growing.

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

Nyanyi picks up where Canggu and Pererenan left off, and villas with pools earn above the Tabanan average per night. For now the evenings stay quiet, and the district keeps adding places to go.

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 #5

What does Rise Real Bali charge on Unit #5?

No fee for you. The project is ours, so the price list is the full price and no commission sits on top. We pay for the checks on the land certificate, the lease and the permits, all done before you put down a deposit. You receive the findings in writing, with open questions listed and a comparison against nearby villas.

How much is Unit #5, and what's the payment plan?

The price list shows Rp 6.35 bn for this two-bedroom, 153.5 m² villa on a 27-year Hak Sewa lease. Half is due when you sign, 40% moves in tranches tied to construction stages, and the closing 10% comes at handover. The handover date goes into the contract once we confirm it.

Why does Unit #5 cost more than Unit #4?

Both villas have two bedrooms and 153.5 m², yet Unit #5 is Rp 6.35 bn and Unit #4 is Rp 5.80 bn. Across the project, the price per square meter varies with the plot and the glazing, not with a markup. We'll explain the specific difference for Unit #5 on a call and state it in the contract.

Can I buy Unit #5 from abroad?

Yes. A Zoom call from the Nuanu site shows you the villa. Signing works by power of attorney in front of a notary, so you never have to be on the island. When construction finishes, we check the villa on your behalf and send photos plus the acceptance report. Payments reach the developer stage by stage, as the contract schedule sets out.

How do you get the yield figures for Unit #5?

Rp 3.0 million a night is our rate, drawn from comparable managed properties in Nyanyi and Nuanu and fitted to a two-bedroom villa. Three occupancy cases, 55, 65 and 75%, assume professional management. Operating costs come to 16% of revenue. At 65% the net comes to about 9.7%. It's an estimate, not a guarantee.

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