NUSA DUA · ID RR-2994

Sol: one-bedroom apartment, 42 m², Nusa Dua

Rp 1.75 bn buys this 42 m² phase-one apartment, and its patio comes with an outdoor bathtub behind wooden slats. The sleeping and living area is one open space, with a kitchen and a desk. Handover is due in late 2026, the earliest date in the project, on a lease of 25 years plus 25.

Unit in Sol Nusa Dua · units listed: 4

Leasehold 25 + 25
Under construction
Patio with a tub
Handover Q4 2026

1bedroom
42 m²living area
Leasehold25 + 25 years
Q4 2026handover, phase 1
1.6 kmto the shore (our data)

Property

What you get

This layout belongs to the first phase of Sol, a complex on the second line of Nusa Dua. Owners of every unit share one set of facilities: a long pool beside the building, a gym and a sun deck. The beach lies roughly 3 km off in a straight line.

Inside, one open room holds the bed, a sofa and a work desk, and the kitchen runs along a wall. A separate door opens onto a patio behind wooden slats, with a bathtub under the sky. On a nightly rental listing that's the photo guests click first, and private outdoor space is rare at 42 m² (≈ 450 sq ft).

The developer's sheet lists this lot at Rp 1.75 bn. Some lots of the same size cost Rp 1.88 bn, and the difference comes down to their position in the building. The lease term is 25 years with 25 more. We still don't have a confirmed PBG number and will get it before your deposit.

The numbers for this property

Sol · 1BR 42 m² yield: gross and net

No yield figure comes from the developer for this lot. Our math takes a Rp 1.2 million nightly rate for Nusa Dua, adjusts it for a 42 m² unit off the beachfront, then subtracts management, tax, wear and upkeep.

Gross 16.8%≈ Rp 294 million a year at 65% occupancy and Rp 1.2 million a night Net 10.1%≈ Rp 176 million a year · payback ≈ 9.9 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 294 million16.8% of price · rate Rp 1.2 million, occupancy 65%
Management companyRp 52.9 million18% of revenue · market range 15–25%
TaxRp 29.4 million10% of rental income · rate depends on the structure
Wear and upkeepRp 35.3 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 176 million10.1% of price · payback ≈ 9.9 years

Occupancy scenarios: Sol · 1BR 42 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 249 million	Rp 99.5 million	Rp 149 million	8.5%	11.7 years
65%base	Rp 294 million	Rp 118 million	Rp 176 million	10.1%	9.9 years
75%strong	Rp 339 million	Rp 136 million	Rp 204 million	11.6%	8.6 years

Where the numbers come from

Developer's figures: No yield figure comes from the developer for this lot. Our math takes a Rp 1.2 million nightly rate for Nusa Dua, adjusts it for a 42 m² unit off the beachfront, then subtracts management, tax, wear and upkeep.
Nightly rate: Rp 1.2 million, our estimate for the area: AirROI puts average revenue per listing in Nusa Dua at Rp 1.5–1.8 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Nusa Dua market runs at ≈ 40% across all AirROI listings; 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: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: NAI Villa V4M: 7.9% net at 65% occupancy; Ramada Home-room: 8.1% net at 65% occupancy; EDEM II · Condo villa 33 m²: 11.0% net at 65% 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.

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Ownership

Ownership & what you actually get

What you buy is a lease: 25 years at the start, with another 25 the developer states, counted from handover. Reservation comes first, then a PPJB for this exact lot, then the lease signed before a notary. We're still waiting on the PBG extract. The SLF and a nightly-rental license only arrive once the building is complete.

Ownership and permits: Sol · 1BR 42 m²
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	25 + 25 yearsYour clock starts at handover rather than on the day you buy. Extension terms go into the contract.
Zoning	Residential, Yellow R-4 per the developer's sheetResidential land. An RDTR extract tells us before the deposit whether nightly letting fits the permitted use.
Building approval (PBG)	To confirmThe permit isn't confirmed in our records. Number and extract come before any money moves.
Developer	PT Aussie Core BuildersThe listing database names this entity. Its registration and track record get checked ahead of your deposit.
Certificate of occupancy (SLF)	Under construction, not issued yetAn SLF comes before any rental license. That's why each payment follows a stage, not 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	Furnished with appliances, per the rendersAn appendix to your contract lists every furniture item and appliance.

This lot hands over first, in late 2026, so the lease papers, the R-4 zoning and the missing PBG get our attention well before your reservation. Open items reach you as a short written list.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Sol · 1BR 42 m²?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Sol · 1BR 42 m² payment schedule

ReservationRp 17.7 million, part of the price.
First installment30% at contract signing.
Foundation and frameTwo payments of 20%, one per stage.
Facades20% with the facades finished.
Finishing and keysFinal 10%, then the unit is yours.

The developer published this schedule for phase two, so for a phase-one lot we confirm each amount in writing and set it in the PPJB. A canceled reservation isn't refunded, and a notary receipt backs every transfer.

Location

Location: Nusa Dua · second line

Sol's block of Nusa Dua lies inland from the resort hotels, around 1.5 km from the sea and a short hop to the airport. Groceries and cafés are within walking distance.

Sol 1BR 42 m²: the complex seen from above (render) — Nusa Dua · Badung · second line

Nusa Dua Beach≈ 3.2 km straight line
Bali Collection · ITDC≈ 3.4 km straight line
Ngurah Rai Airport≈ 9.1 km straight line
Sanur≈ 15.9 km straight line
To the shore≈ 1.6 km, our database

Guests book Nusa Dua for reef-calm water and steady demand across the year, which keeps a small unit busy. Night owls drive 15 to 30 minutes for bars and markets.

Nusa Dua · second line · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
2shops

Closest places

Le Berceuse Villa & Resorthotel · 697 m
Kenyery homestayhotel · 710 m
Guest househotel · 712 m
Hotelhotel · 743 m
Swiss Belhotel Segarahotel · 748 m
Vinila Nusa Duahotel · 760 m
Raja Martshop · 773 m
Sekar Nusa Villashotel · 1 km

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Sol · 1BR 42 m²

What does Rise Real Bali charge when I buy a 42 m² unit at Sol?

Zero. You pay the sheet price for this lot, and Sol's developer carries our commission. On this unit we request the land lease with its extension clause, match the R-4 zone to RDTR and push for the PBG extract. We carry the cost of those checks and hand you a written summary of anything unresolved.

Can I buy this Sol apartment remotely?

You can. On Zoom we show the sheet, the floor plan and the site as it rises, while the document checks stay on our side. Your power of attorney lets a notary execute the lease and the management agreement. When the unit is ready, we inspect it and sign the handover protocol for you. No trip to Bali is needed.

Why does one 42 m² lot cost Rp 1.75 bn and another Rp 1.88 bn?

Both have the same 42 m² and the same plan. Floor, side of the building and outlook make the difference. The developer keeps two price tiers inside this layout but the sheet doesn't explain which lot gets which. Before you reserve, we get the specific lot numbers and the reason in writing.

Where do the yield numbers come from?

The Rp 1.2 million nightly rate is AirROI data for Nusa Dua, corrected for this type and size. Our three occupancy cases are 55, 65 and 75%, which is where professionally managed units land. Running costs eat 40% of revenue. Read the figures as our estimate. Nobody guarantees that income.

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