NUSA DUA · ID RR-3015

Sol: two-bedroom apartment, 91 m², Nusa Dua

Terrace space adds 20 m² to a 71 m² two-bedroom apartment in the second phase of Sol, with the shared pool and gym on site. Completion is set for late 2027. The price of Rp 2.73 bn buys 25 years of leasehold, with a second 25-year term on the developer's record.

Unit in Sol Nusa Dua · units listed: 4

Leasehold 25 + 25
Under construction
Terrace 20 m²
Handover Q4 2027

2bedrooms
91 m²total area with terrace
Leasehold25 + 25 years
Q4 2027handover, phase 2
1.6 kmto the sea (listing data)

Property

What you get

This is the largest open layout in phase two at Sol, a complex a block inland from the Nusa Dua resorts. Owners share the pool, gym and lounging deck. Sanur is about 16 km north in a straight line if you want a change of scene.

The developer's sheet records it as 71 + 20 m²: living space and terrace counted apart. Inside: two bedrooms, plus an open lounge and kitchen. At 20 m² (≈ 215 sq ft) that terrace is a proper outdoor room rather than a balcony. Nusa Dua's weather barely changes through the year, so you'll use that space every month, and guests pay for it.

The sheet shows three such lots at Rp 2.73 bn and one at Rp 2.74 bn with a 24 m² terrace. The lease is 25 years plus 25. The developer hasn't supplied renders for the two-bedroom plans, so you're looking at the shared grounds and the finish of phase two instead.

The numbers for this property

Sol · 2BR 91 m² yield: gross and net

No yield comes from the developer on this plan. We set the rate at Rp 2.0 million a night, the Nusa Dua figure scaled up for two bedrooms and a terrace, and show income after management, tax and maintenance.

Gross 17.7%≈ Rp 483 million a year at 65% occupancy and Rp 2.0 million a night Net 10.6%≈ Rp 290 million a year · payback ≈ 9.4 years

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

Gross rental incomeRp 483 million17.7% of price · rate Rp 2.0 million, occupancy 65%
Management companyRp 86.9 million18% of revenue · market range 15–25%
TaxRp 48.3 million10% of rental income · rate depends on the structure
Wear and upkeepRp 58.0 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 290 million10.6% of price · payback ≈ 9.4 years

Occupancy scenarios: Sol · 2BR 91 m²
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
55%cautious	Rp 409 million	Rp 163 million	Rp 245 million	9.0%	11.1 years
65%base	Rp 483 million	Rp 193 million	Rp 290 million	10.6%	9.4 years
75%strong	Rp 557 million	Rp 223 million	Rp 334 million	12.3%	8.2 years

Where the numbers come from

Developer's figures: No yield comes from the developer on this plan. We set the rate at Rp 2.0 million a night, the Nusa Dua figure scaled up for two bedrooms and a terrace, and show income after management, tax and maintenance.
Nightly rate: Rp 2.0 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

Expect a leasehold of 25 years, plus 25 more that the developer puts on record, with the balance counted from the handover in late 2027. The route runs reservation, then a PPJB for your lot, then a lease executed by a notary. The PBG hasn't reached our file. The SLF and the rental license are post-completion steps.

Ownership and permits: Sol · 2BR 91 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 yearsWe measure the unexpired lease from completion, and the extension mechanism goes on paper in the contract.
Zoning	Residential, Yellow R-4 per the developer's sheetResidential zone on the developer's sheet. The RDTR extract settles short-stay use, and we get it pre-deposit.
Building approval (PBG)	To confirmOur records hold no verified approval yet. We obtain the number and document before you pay.
Developer	PT Aussie Core BuildersThis company appears as developer in our listing base. We review its registration and finished work.
Certificate of occupancy (SLF)	Under construction, not issued yetA rental license can't come before the SLF, so installments match building progress.
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 rendersYour contract gets the furniture and appliance specification as an appendix.

On a two-bedroom at this price, we review the land lease, the R-4 zoning and the building approval ahead of any deposit. What we can't confirm goes into our written report.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Sol · 2BR 91 m²?

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

Terms

Sol · 2BR 91 m² payment schedule

ReservationRp 17.7 million, offset against the price.
First installment30% with the signed contract.
Foundation and frame20% after each structural stage.
Facades20% when the facades stand.
Finishing and keysLast 10% in finishing, then keys.

Our source is the developer's phase-two presentation. Backing out after the reservation forfeits the fee, and the notary issues a receipt for each installment. We verify the numbers for your specific lot and fix them in the PPJB.

Location

Location: Nusa Dua · second line

Sol occupies the everyday half of Nusa Dua, where locals shop and eat, about 1.5 km back from the water. The resort hotels and the airport are both a quick drive.

Sol 2BR 91 m²: overhead shot of the whole site (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

Nusa Dua draws families and business travelers who value flat water and resort services, so demand stays level through the year. If guests want a night out, they face a 15–30 minute ride.

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 91 m²

What does Rise Real Bali charge when I buy this two-bedroom at Sol?

Not a rupiah. You pay what the developer lists, and the developer settles our commission. Ahead of the deposit we obtain the land lease and its renewal clause, test the R-4 zoning against RDTR and keep pressing for the PBG extract. All of that is at our expense, and you get our findings in writing.

Is it possible to buy this apartment remotely?

It is. Our brokers take you through the sheet, the plan and construction photos on Zoom, and we verify the paperwork. A notary signs the lease and the management contract for you, acting on a power of attorney. We accept the finished apartment in late 2027 and record any defects. The deal closes without a flight to Bali.

What makes up the 91 m²?

Seventy-one square meters of living space and a 20 m² terrace. The developer's sheet lists them separately, while our database adds them into one figure. One lot comes with a 24 m² terrace at Rp 2.74 bn. We take the room-by-room breakdown from the floor plan and attach it to your contract.

Where do the yield numbers come from?

We start from AirROI's Nusa Dua data and adjust for a two-bedroom with terrace, landing at Rp 2.0 million a night. Our scenarios put occupancy at 55, 65 or 75%, all typical for managed rentals. Running costs absorb 40% of revenue. Consider the figures a Rise Real Bali estimate, with no guarantee of income.

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