NUSA DUA · ID RR-1630

Sol: apartments and townhouses in two phases, Nusa Dua

Sol starts at Rp 1.75 bn for a 42 m² apartment on the second line of Nusa Dua. The complex mixes 38–122 m² apartments and townhouses around a shared pool and gym, built in two phases. Phase one hands over in late 2026, phase two a year later. The lease is 25 years, with an extension of another 25 in the developer's terms.

  • Leasehold 25 + 25 years
  • Under construction
  • Shared pool and gym
  • Two phases
  • 1–3bedrooms
  • 38–122 m²unit sizes
  • Leasehold25 + 25 years
  • Q4 2026phase 1 handover
  • 1.6 kmto the shore (our database)

Property

What you get

Sol stands on the second line of Nusa Dua, between the bypass road and the hotel zone. The beach sits about 3 km away, the airport 9. You give up beachfront quiet but gain shops, cafés and schools nearby, and you pay less than on the coastal strip.

The developer builds in two phases. Phase one has 25 lots: apartments of 38, 42, 65 and 122 m². Phase two adds 47 m² units, two-bedroom plans of 71 m² with a 20 or 24 m² terrace, and 76 m² townhouses. Shared space covers a long pool beside the block, a gym and a sun deck. The developer's presentation also promises a reception, coworking space, yoga room, café and a golf cart to the beach. Units come furnished with appliances, and some phase-one lots get a patio with an outdoor tub.

Ownership is leasehold for 25 years plus 25. The developer's availability sheet places the land in the Yellow R-4 residential zone. Open lots start with 42 m² units at Rp 1.75 bn and Rp 1.88 bn, followed by 47 m² at Rp 2.21 bn, the 76 m² townhouse at Rp 2.64 bn and the 71 + 20 m² plan at Rp 2.73 bn. The 38, 65 and 122 m² lots have sold. Our database doesn't confirm a building approval yet, and we'll get it before any deposit.

Developer price list

Sol Nusa Dua: 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".

TypeSizeBedroomsPriceThe numbers
1BR · phase 138 m²1Rp 1.58 bnon request
1BR · phase 142 m²1Rp 1.75–1.88 bnwith numbers →
2BR · phase 165 m²2Rp 2.63 bnon request
3BR · phase 1122 m²3Rp 4.42 bnon request
1BR · phase 247 m²1Rp 2.21 bnwith numbers →
2BR townhouse · phase 276 m²2Rp 2.64 bnwith numbers →
2BR · phase 271 + 20 m²2Rp 2.73 bnwith numbers →
2BR · phase 271 + 24 m²2Rp 2.74 bnon request

Every price, size and open lot here is taken from the developer's sheet. Lots of one size carry different prices because they sit in different parts of the building. We'll send you the whole sheet on WhatsApp.

Ownership

Ownership & what you actually get

Sol sells a 25-year land lease, the developer names a further 25-year extension, and your remaining term runs from handover. After a reservation comes the sale and purchase agreement (PPJB), then a notary records your lease. Our file still lacks the building approval (PBG). Completion brings two more papers: first the certificate of occupancy (SLF), later a short-stay license.

Ownership and permits: Sol Nusa Dua
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 yearsWe count what's left from the handover date, not the purchase date, and write the extension terms into the contract.
ZoningResidential, Yellow R-4 per the developer's sheetA residential zone. Before the deposit we pull an RDTR extract to see whether nightly rental is a permitted use.
Building approval (PBG)To confirmOur database has no confirmed permit for the project. We ask for its number and an extract before the deposit.
DeveloperPT Aussie Core BuildersOur listing database names this company as the developer. We check its registration and finished projects before the deposit.
Certificate of occupancy (SLF)Under construction, not issued yetWithout an SLF the regency grants no rental license, so we tie payments to building stages rather than 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 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 rendersThe furniture and appliance list goes into the contract as an appendix.
Sol is still under construction, so we match the lease, zoning and building approval against the developer's sheet before you reserve. Anything we can't confirm goes into a written report for you.
Gusti AyuBroker · Rise Real Bali
On WhatsApp

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Terms

Sol Nusa Dua payment schedule

  1. ReservationRp 17.7 million, counted toward the lot price.
  2. First installment30% when you sign for your lot.
  3. Foundation and frame20% after the foundation, another 20% after the frame.
  4. Facades20% when the facade work wraps up.
  5. Finishing and keys10% during finishing, then the handover protocol.

This schedule comes from the developer's phase-two presentation. You lose the reservation fee if you walk away, and every payment gets a notarized receipt. We confirm the amounts for your lot and fix them in the PPJB.

Location

Location: Nusa Dua · second line

This is the residential side of Nusa Dua, between the bypass and the hotel strip, about 1.5 km from the water with the airport close by. Shops and cafés are a short walk away, so it's livelier than the coast.

Sol: aerial view of the buildings 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

Buyers want calm water and steady year-round bookings. The catch is the evenings, since bars, markets and anything resembling nightlife sit a 15–30 minute drive away.

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 Nusa Dua

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

Zero on your side: Sol's developer pays our commission out of the list price. Before any deposit we request the land lease and its extension terms, check the R-4 zone against RDTR and chase the PBG extract our database still lacks. That due diligence is at our cost, and you get a written report on whatever remains open.

Can I buy at Sol without flying to Bali?

Yes. On a Zoom call we walk through the sheet and floor plans, and our team handles the document checks. With your power of attorney, a notary handles the lease and management agreement. We film construction progress on site and accept the unit on your behalf at handover. The call recordings stay with you.

How do the two phases at Sol differ?

Timing and sizes. Phase one hands over in late 2026, and only its 42 m² lots remain. Phase two follows in late 2027 with 47 m² units, two-bedroom plans of 71 m² plus a 20 or 24 m² terrace, and 76 m² townhouses. You wait a year longer there, but get more layouts to pick from and roomier plans.

Why do Sol lots of the same size cost different amounts?

Within the 42 m² layout the developer runs two price levels, Rp 1.75 bn and Rp 1.88 bn. Size and floor plan match. The gap comes from where the lot sits: floor, side of the building and view. We ask the developer in writing which lot numbers differ and show you on the sheet before you reserve, not after the deposit.

Where do the yield numbers come from?

The models live on the 42, 47, 76 and 91 m² layout pages. Each starts from an AirROI nightly rate for Nusa Dua, scaled to the unit's type and size. We apply occupancy typical of professionally run rentals, then take 40% off revenue for costs. Treat the result as our own estimate. Nobody promises that income.

Units in this project

4 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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