NUSA DUA · ID RR-3001

Sol: one-bedroom apartment, 47 m², Nusa Dua

Phase two's smallest layout gives you 47 m² with a bedroom, a lounge, a built-in kitchen and a door straight onto the shared pool. The finish is lighter and simpler than in phase one. Handover is planned for late 2027 on a 25 + 25 year leasehold, priced at Rp 2.21 bn.

Unit in Sol Nusa Dua · units listed: 4

  • Leasehold 25 + 25
  • Under construction
  • Handover Q4 2027
  • Shared pool
  • 1bedroom
  • 47 m²living area
  • Leasehold25 + 25 years
  • Q4 2027handover, phase 2
  • 1.6 kmto the shore (per our records)

Property

What you get

Here's a phase-two unit at Sol, one row back from the Nusa Dua hotel belt. Like every owner in the complex, you get use of the building-length pool, the gym and a lounge area. The airport is about 9 km off, which helps with short stays.

The developer went calmer in phase two: white walls, timber, rattan pendant lamps and a green panel above the bed. Appliances sit built into a kitchen along one wall, and the lounge steps out to the pool. The extra five meters over the 42 m² plan buy real storage, and for month-long guests that counts for more than a view.

Two lots of this size appear on the availability sheet, each at Rp 2.21 bn. You'd hold the unit on a 25-year lease plus 25, on land zoned Yellow R-4. The building permit still lacks confirmation in our database, and we'll have the extract before you commit a deposit.

The numbers for this property

Sol · 1BR 47 m² yield: gross and net

There's no developer yield for the 47 m² plan, so the figures below are ours. They use a Rp 1.3 million nightly rate for a second-line Nusa Dua apartment of this size, minus the manager's fee, tax and upkeep.

Gross 11.8%≈ Rp 262 million a year at 54% occupancy and Rp 1.3 million a night Net 9.9%≈ Rp 220 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 262 million11.8% of price · rate Rp 1.3 million, occupancy 54%
  • Operating costsRp 41.9 million16% of revenue
  • Net to youRp 220 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Sol · 1BR 47 m²
OccupancyGross incomeExpenses 16%Net% of pricePayback period
44%cautiousRp 213 millionRp 34.1 millionRp 179 million8.1%12.4 years
54%baseRp 262 millionRp 41.9 millionRp 220 million9.9%10.1 years
64%strongRp 310 millionRp 49.6 millionRp 260 million11.8%8.5 years

The base case is 54% occupancy under professional management, with 44% as the cautious case and 64% as the strong one.

Where the numbers come from

Developer's figures
There's no developer yield for the 47 m² plan, so the figures below are ours. They use a Rp 1.3 million nightly rate for a second-line Nusa Dua apartment of this size, minus the manager's fee, tax and upkeep.
Nightly rate
Rp 1.3 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: 44% cautious, 54% base and 64% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
NAI Villa V4M: 10.0% net at 59% occupancy; Ramada Home-room: 10.1% net at 53% occupancy; EDEM II · Condo villa 33 m²: 9.9% net at 42% 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

The structure here is a 25-year land lease, extendable by 25 years as the developer states, with the remaining term measured from handover in late 2027. You'll sign a reservation form, then a PPJB naming this lot, and the notary registers the lease. PBG paperwork is still outstanding in our file. SLF and rental licensing follow completion.

Ownership and permits: Sol · 1BR 47 m²
Form of ownershipLeaseholdForeigners 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 term25 + 25 yearsHanding over in late 2027 means your 25 years begin then. The contract spells out how the extension works.
ZoningResidential, Yellow R-4 per the developer's sheetZoned for housing. We check the RDTR extract for short-stay use ahead of the deposit.
Building approval (PBG)To confirmNo confirmed PBG in our database. We request the permit number and a copy first.
DeveloperPT Aussie Core BuildersNamed as developer in our listing base. Company registration and past handovers are on our checklist.
Certificate of occupancy (SLF)Under construction, not issued yetRental licensing needs the SLF first, so money moves with construction milestones.
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 handoverFurnished with appliances, per the rendersExpect a signed furniture and appliance schedule attached to the contract.
A late-2027 handover gives us time, and we use it: the land lease, zoning and building approval get checked before the deposit. Our written report shows what's confirmed and what isn't.
Gusti AyuBroker · Rise Real Bali
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Terms

Sol · 1BR 47 m² payment schedule

  1. ReservationRp 17.7 million, deducted from the price.
  2. First installment30% on signing the PPJB.
  3. Foundation and frame20% per stage, twice.
  4. Facades20% at facade completion.
  5. Finishing and keys10% in finishing, then keys.

These terms come straight from the developer's phase-two presentation. Cancel after reserving and the fee stays with the developer. Each installment gets a notary receipt, and we set the exact figures for your lot in the PPJB.

Location

Location: Nusa Dua · second line

Between the main road and the hotel line, this part of Nusa Dua is where people live rather than vacation. The sea is roughly 1.5 km away, and daily errands take minutes.

Sol 1BR 47 m²: bird's-eye view of the complex (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

Families and conference visitors keep bookings even through the year, helped by hotel-grade service next door and swimmable water. Nightlife is the weak spot, 15–30 minutes away by car.

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 47 m²

What does Rise Real Bali charge when I buy the 47 m² apartment at Sol?

You pay us nothing, since Sol's developer funds our commission from the list price. Before you reserve, we collect the land lease and extension clause, verify the R-4 zoning in RDTR and press for the missing PBG extract. Our checks cost you nothing, and you receive a written list of any gaps.

Can I buy a phase-two unit at Sol from abroad?

Yes, and plenty of our clients never visit before handover. We show the floor plan, the sheet and construction updates over Zoom. You sign the lease and management contract before a notary, who relies on the power of attorney you grant. At handover in late 2027 our team inspects the apartment and signs the acceptance record on your behalf.

Should I wait for phase two or buy in phase one?

It depends on your goal. Phase one finishes a year earlier and can earn from 2027, but only 42 m² lots are left there. Phase two gives wider choice and bigger plans, while your money sits idle longer. Either way, payments follow construction stages, not the calendar.

Where do the yield numbers come from?

Comparable managed properties in Nusa Dua give us the nightly rate, and we scale it for a 47 m² apartment: Rp 1.3 million. Three occupancy cases follow, 44, 54 and 64%, typical for managed rentals. We then deduct 16% of revenue for operating costs. It's a Rise Real Bali estimate, and actual income can differ.

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