NUSA DUA · ID RR-3008

Sol: two-bedroom townhouse, 76 m², Nusa Dua

Rp 2.64 bn buys this 76 m² townhouse at Sol: two bedrooms over two levels and a front door of its own, with the shared pool and gym a short walk away. It's part of phase two, due for handover in late 2027. You hold it on leasehold for 25 years, with another 25 on the developer's word.

Unit in Sol Nusa Dua · units listed: 4

Leasehold 25 + 25
Under construction
Two levels
Handover Q4 2027

2bedrooms
76 m²living area
Leasehold25 + 25 years
Q4 2027handover, phase 2
1.6 kmto the coast (our listing data)

Property

What you get

The townhouse is the only house-style format at Sol, a two-phase complex behind the Nusa Dua resort zone. Its owners use the same amenities as the apartment buyers: the long pool, a gym and a relaxation deck. Bali Collection is about 3.4 km away in a straight line.

Two bedrooms spread over two levels in 76 m² (≈ 820 sq ft), with a private front entrance. Families and friends traveling together prefer it to a studio, because nobody's in each other's way. On nightly rental a two-bedroom unit commands a higher rate than a one-bedroom at the same occupancy, which is the main reason to choose it over two small units.

The availability sheet shows four townhouses, all at Rp 2.64 bn. The developer hasn't released renders of this format yet, so these photos show the wider complex and the finish used in phase-two apartments. We'll send you the townhouse floor plan on WhatsApp.

The numbers for this property

Sol · 2BR townhouse yield: gross and net

The developer hasn't put a yield on the townhouse. We assume Rp 1.9 million a night for a two-bedroom behind the Nusa Dua beachfront and show the result net of the management company, tax and wear.

Gross 16.7%≈ Rp 441 million a year at 65% occupancy and Rp 1.9 million a night Net 10.0%≈ Rp 265 million a year · payback ≈ 10.0 years

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

Gross rental incomeRp 441 million16.7% of price · rate Rp 1.9 million, occupancy 65%
Management companyRp 79.4 million18% of revenue · market range 15–25%
TaxRp 44.1 million10% of rental income · rate depends on the structure
Wear and upkeepRp 52.9 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 265 million10.0% of price · payback ≈ 10.0 years

Occupancy scenarios: Sol · 2BR townhouse
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 373 million	Rp 149 million	Rp 224 million	8.5%	11.8 years
65%base	Rp 441 million	Rp 176 million	Rp 265 million	10.0%	10.0 years
75%strong	Rp 509 million	Rp 204 million	Rp 305 million	11.6%	8.6 years

Where the numbers come from

Developer's figures: The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate: Rp 1.9 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.

Get the numbers on WhatsApp

Ownership

Ownership & what you actually get

Your stake takes the form of a leasehold, 25 years plus a further 25 per the developer, running from the late-2027 handover. Paperwork runs from a reservation through a PPJB on the chosen townhouse to a notarial lease. The PBG copy hasn't reached us. After completion come the SLF and the license for short stays.

Ownership and permits: Sol · 2BR townhouse
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 yearsWhat matters is the balance on handover day. We lock the renewal conditions into your contract.
Zoning	Residential, Yellow R-4 per the developer's sheetHousing zone. Whether nightly guests are allowed, the RDTR extract shows, and we read it before you pay.
Building approval (PBG)	To confirmWe have no verified PBG on file. The number and a copy come first, deposit second.
Developer	PT Aussie Core BuildersListed in our database as the developer. We look up its registration and delivered buildings.
Certificate of occupancy (SLF)	Under construction, not issued yetNo SLF, no rental license. Payments track physical progress instead of dates.
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 rendersThe contract carries an itemized appendix of furniture and appliances.

The townhouse has no renders yet, so the paperwork carries more weight. Lease papers, zoning and the PBG all go through our checks before you pay anything, and the written report lists every open point.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Sol · 2BR townhouse?

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

Terms

Sol · 2BR townhouse payment schedule

ReservationRp 17.7 million, credited to the price.
First installment30% once the contract is signed.
Foundation and frame20% at each of the two stages.
Facades20% after the exterior is up.
Finishing and keys10% at finishing, then handover.

We took this schedule from the developer's phase-two deck. The reservation fee is non-refundable, and a notary signs off each payment. Final amounts for your townhouse go into the PPJB after we check them.

Location

Location: Nusa Dua · second line

The townhouses face the lived-in side of Nusa Dua, set back from the resort strip about 1.5 km from the coast. Supermarkets and warungs are close, the airport less than 10 km.

Sol townhouse: drone view over the blocks and pools (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

A two-bedroom suits the Nusa Dua crowd: families after gentle water and the polish of the resort hotels, arriving in every season. Evenings are low-key, with the livelier spots 15–30 minutes 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 · 2BR townhouse

What does Rise Real Bali charge when I buy a Sol townhouse?

Nothing at all. You pay the sheet price, and Sol's developer settles our fee. For the townhouse we request the land lease and renewal terms, verify the R-4 zone in RDTR and chase the PBG extract, which hasn't reached our database. You get a written report on open items, and the checks are on our budget.

Can I buy the townhouse without visiting Bali?

Yes. We present the plan, the availability sheet and site progress on Zoom and run the document checks ourselves. The lease and the management agreement go through a notary, acting on the power of attorney you sign. When the townhouse is finished, we walk it for defects and sign the handover record for you.

Why doesn't the gallery show the townhouse itself?

The developer hasn't provided renders of this format at usable quality yet. For now you see what exists: the complex, the pool and the finish of phase-two apartments. We'll send the townhouse plan and sections on WhatsApp and add renders to this page as soon as the developer hands them over.

Where do the yield numbers come from?

Our Rp 1.9 million nightly rate starts from AirROI data for Nusa Dua and gets adjusted for a two-bedroom of this size. We test 55, 65 and 75% occupancy, the band for professionally run rentals, and put running costs at 40% of revenue. That gives an estimate from our model, never a guaranteed return.

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