NYANYI · ID RR-1000

Rise Villas

Our own project in Nuanu City: seven villas with one or two bedrooms, from 75.8 to 153.5 m², inside a 44-hectare creative town with a beach, a school, coworking and restaurants. Three villas from the first phase are still for sale. Prices start at Rp 3.36 bn on a 30-year leasehold.

Property

What you get

Rise Villas is the project we build ourselves: a first phase of seven villas inside Nuanu Creative City, next to the black-sand coast of Nyanyi. Black Sands Beach is six minutes away and Canggu fifteen. The school, the coworking space and the restaurants are a walk from your door. Three of the seven villas remain available.

We handled the plot, the building approval (PBG), the cost estimate and the construction ourselves. So we know what each square meter costs and what a month of delay would cost. Developer and broker in one company is a conflict of interest, and we say so openly. You get the PBG, the land lease and a net model with costs deducted, the same pack we'd put together for anyone else's project.

The land is leasehold (Hak Sewa) for 30 years. The price list runs from Rp 3.36 bn for a one-bedroom of 75.75 m² (≈ 815 sq ft) to Rp 6.20 bn for a two-bedroom of 153.5 m². You pay half when you sign and the remainder stage by stage as the build moves. Price per square meter differs between villas because of the plot and the glazing, not a markup. We'll walk you through it on a call.

Developer price list

Rise Villas: 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
Unit #1-2 (1BR)	75.75 m²	1	Rp 3.36 bn	with numbers →
Unit #4 (2BR)	153.5 m²	2	Rp 5.49 bn	with numbers →
Unit #5 (2BR)	153.5 m²	2	Rp 6.20 bn	with numbers →

Sizes and prices come from the project price list, and we confirm availability when you reserve. The table shows three of seven villas. Message us and we'll send all seven with their floor plans.

Ownership

Ownership & what you actually get

What you own is a Hak Sewa leasehold running 30 years, which a notary puts on record for you or your company. The land lease sets the term and the extension conditions, and it's in your hands before any deposit. The building approval (PBG) is in place. After handover comes the occupancy certificate (SLF), then the rental license.

Ownership and permits: Rise Villas
Form of ownership	Leasehold (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 term	30 years (Hak Sewa)The land lease agreement spells out the term and how extension works. You read it before the deposit, not after.
Zoning	Nuanu special zone, RDTR extract to followNuanu develops under its own master plan. The RDTR extract goes into your document pack.
Building approval (PBG)	IssuedYou get the approval number and extract at the due diligence stage, before any deposit.
Certificate of occupancy (SLF)	At handoverWithout an SLF the regency won't grant a rental license. So the handover payment depends on the document pack, not on 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 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, per contractThe list of furniture and appliances 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 Rise Villas?

Leave your WhatsApp and I'll send them today.09:41

Terms

Rise Villas payment schedule

50%Due at signing. On Unit #4 that comes to Rp 2.74 bn.
40%In tranches as each construction stage closes.
10%On handover of the villa, against the signed acceptance report.

We split what's left after the first payment by construction stage and agree the schedule with you.

Location

Location: Nyanyi · Nuanu

Nuanu is a 44-hectare creative city beside a black-sand beach, with its own school, coworking and festivals, so the town itself brings in guests. It's quieter than Canggu and still growing.

Rise Villas among the palms of Nuanu, aerial view — 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 is the next growth spot after Canggu and Pererenan, and pool villas here earn higher nightly rates than the Tabanan average. The trade-off is a calmer area that's still filling in.

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

Nyanyi · Nuanu · 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

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

Nothing on top of the price. Rise Villas is our own project, so you pay the project price list and there's no separate buyer's commission. We still run the document checks before your deposit at our cost. Your pack holds the 30-year land lease and how it extends, the PBG with its number, and an RDTR extract covering Nuanu.

How much do villas at Rise Villas cost?

Unit #1-2, a one-bedroom, is Rp 3.36 bn. Unit #4 with two bedrooms is Rp 5.49 bn, and Unit #5, also two bedrooms, is Rp 6.20 bn. The first phase has seven villas between 75.8 and 153.5 m². You pay the project price list with no separate commission, and the full list with layouts comes by message.

What's the payment plan at Rise Villas?

Half comes at signing, and on Unit #4 that's Rp 2.74 bn. Then 40% goes in tranches, each released once we verify a construction stage. You pay the final 10% when the villa passes to you with a signed acceptance report. Stages trigger payments, dates never do. We fit the balance schedule to your situation.

Can I buy a villa at Rise Villas without flying to Bali?

Yes, the trip is optional. A live Zoom tour of the Nuanu site replaces the flight, and a notary closes the purchase with the power of attorney you send. Our team signs off the finished villa for you. During the tour we show how far your chosen villa has progressed against the schedule. We're still confirming the handover date.

Where do the yield numbers come from?

Each unit page, Unit #1-2, Unit #4 and Unit #5, carries its own model. The nightly rate starts from AirROI figures for Nyanyi and gets a correction for villa type. Occupancy reflects professionally run rentals. We set costs at 40% of revenue, covering management, taxes and upkeep. It's our estimate, not a guaranteed income.

Units in this project