NYANYI · ID RR-5344

The Pavilions: three-bedroom villa, 149 m², in Nuanu City, Nyanyi

OXO Living's smallest layout at The Pavilions gives you 149 m² of built space on a 311 m² plot, with three bedrooms and three bathrooms. It costs Rp 11.24 bn. The land is freehold, and a foreign buyer holds it as HGB through a PT PMA. Chris Precht designed the village, a wellness center sits on site, and our database lists handover for Q1 2028.

Unit in The Pavilions · units listed: 2

  • Freehold, per listing data
  • Off-plan
  • Wellness center
  • 3bedrooms
  • 3bathrooms
  • 149 m²built area
  • 311 m²plot
  • Freeholdthrough a PT PMA
  • Q1 2028handover (to confirm)

Property

What you get

This three-bedroom is the entry format at The Pavilions, OXO Living's 24-villa village within Nuanu Creative City. The houses sit above a valley, and Nyanyi Beach is roughly 930 meters on foot. Chris Precht kept the architecture low and earthy: tiled roofs, clay-colored walls and round openings to a private courtyard.

You get 149 m² (≈ 1,605 sq ft) under roof on a 311 m² lot. Three bedrooms pair with three bathrooms. The living room slides open to the garden, and an island anchors the kitchen. A terrace faces the valley. Across the village, owners share a spa, a sauna and a gym. Solar power and rainwater tanks cut utility bills, which matters in a place where outages happen and dry-season water isn't cheap.

The listing places the plot in a residential zone. As a foreigner you'd hold the villa through an HGB right in a PT PMA, because Hak Milik can't sit in your personal name. OXO lists this villa at Rp 11.24 bn. Our database shows handover in Q1 2028. The exact date and the payment schedule are with the developer, and we're waiting on both.

Developer: OXO, all projects and terms

The numbers for this property

The Pavilions · 3BR villa yield: gross and net

OXO's materials carry their own yield model, which we don't use. Below, the three-bedroom earns Rp 4.6 million a night in Nyanyi terms, less management, tax, wear and upkeep.

Gross 10.5%≈ Rp 1.18 bn a year at 70% occupancy and Rp 4.6 million a night Net 6.3%≈ Rp 705 million a year · payback ≈ 15.9 years
  • Gross rental incomeRp 1.18 bn10.5% of price · rate Rp 4.6 million, occupancy 70%
  • Management companyRp 212 million18% of revenue · market range 15–25%
  • TaxRp 118 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 141 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 705 million6.3% of price · payback ≈ 15.9 years
Occupancy scenarios: The Pavilions · 3BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.01 bnRp 403 millionRp 605 million5.4%18.6 years
70%baseRp 1.18 bnRp 470 millionRp 705 million6.3%15.9 years
80%strongRp 1.34 bnRp 538 millionRp 806 million7.2%13.9 years

Where the numbers come from

Developer's figures
OXO's materials carry their own yield model, which we don't use. Shown as published. They are not part of our model.
Nightly rate
Rp 4.6 million, our estimate for the area: AirROI data for Nyanyi, trailing 12 months to July 2026, 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: 60% cautious, 70% base and 80% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Rise Villas · Unit #4: 8.4% net at 70% occupancy; Rise Villas · Unit #5: 7.4% net at 70% occupancy; Rise Villas · Unit #1-2: 10.1% net at 70% 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.

Ownership

Ownership & what you actually get

On paper the villa is freehold, and in practice your PT PMA would hold it under an HGB right. That right lasts 30 years and extends. We cost out the company, its tax and its upkeep before you commit, then write the structure into the PPJB. Construction ends with the SLF, which the rental license needs first.

Ownership and permits: The Pavilions · 3BR villa
Form of ownershipFreehold, per listing dataForeigners 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 termNo fixed term, depends on the structureHGB via a PT PMA starts at 30 years with renewals. A leasehold lasts as long as its contract. Whichever route you take goes into the PPJB with its dates.
ZoningResidential, per listing dataNightly rentals need more than a residential status. Before the deposit we pull the RDTR extract and check the plot in OSS.
Building approval (PBG)Listed in our databaseThe permit number and the OSS record come to us ahead of any payment.
DeveloperOXO Living (PT OXO Group Indonesia)We verify the land right within Nuanu, the entity on the contract and OXO's completed work.
Certificate of occupancy (SLF)After constructionNo SLF, no rental license. Your installments therefore follow the build, not the calendar.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverFit-out to confirm, Q1 2028An appendix to the contract lists the furniture and appliances. If you want a fourth bedroom, a cinema or a sauna added, we agree the scope and cost with OXO before signing.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

The Pavilions · 3BR villa payment schedule

  1. ReservationYour deposit and a signed booking agreement pull the villa from sale.
  2. Construction stagesEach tranche goes out once we've confirmed the stage on site.
  3. HandoverYou pay the rest at acceptance, after we inspect finishes, engineering and the furniture list.

No payment plan appears in OXO's materials yet. When due diligence wraps up, we get it in writing and build it into the PPJB.

Location

Location: Nuanu · Nyanyi

Between Tanah Lot and Cemagi, Nyanyi mixes dark sand with rice terraces. Nuanu anchors the area with a school, art venues and a beach club. The busier café scene is back in Canggu.

The Pavilions 3BR render: morning terrace above the valley
Nyanyi · Tabanan · inside Nuanu Creative City
  • Nyanyi Beach≈ 930 m
  • Nuanu Creative City center≈ 670 m
  • ProEdGlobal school≈ 690 m
  • Canggu≈ 20–25 min
  • Ngurah Rai Airport≈ 60 min

A three-bedroom here suits families who want calm and Nuanu within walking distance. The cost is distance: Canggu's coffee bars and coworking desks sit 20–25 minutes off by scooter.

Nuanu · Nyanyi · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 10sights
  • 3cafés
  • 2hotels
  • 1restaurant
  • 1shop
  • 1bar
  • 1school

Closest places

  • Hearthsight · 581 m
  • Magic Gardensight · 637 m
  • Jungle Kidssight · 653 m
  • Lumeirasight · 669 m
  • Nuanu Creative Citysight · 671 m
  • ProEdGlobalschool · 685 m
  • Vkusnaya Rybacafé · 722 m
  • Circle Kshop · 756 m

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

Straight answers

Questions about The Pavilions · 3BR villa

What does Rise Real Bali charge when I buy this villa?

Nothing at all. You pay OXO's price list, and our fee is on OXO. Our pre-deposit checks are free to you. On this villa we work through the PT PMA setup and what the company costs to run, verify the RDTR zone and the handover date, and request the payment schedule. Anything unresolved goes into our report before the deal.

Can I buy the 3BR villa in Nuanu remotely?

Yes. We show you the villa over Zoom, while a notary takes care of documents and signatures under your power of attorney. A notary can also register your PT PMA without you in the room. Since the villa is off-plan, we link payments to stages, visit the site to check each one and send you photos. Final acceptance is on us.

Where do the yield numbers come from?

For this villa we use Rp 4.6 million a night, taken from AirROI for Nyanyi and adjusted for three bedrooms and 149 m². Occupancy cases of 60, 70 and 80% mirror professionally managed homes. We book 40% of gross for costs. In the 70% case you net roughly 6.3% a year on the purchase price. It's our model, not a promise.

What ownership comes with the 3BR villa at The Pavilions?

Freehold, according to our listing database, though a foreigner reaches it only through a company. Your PT PMA holds the villa under an HGB right that renews. Indonesian law doesn't let a foreigner own Hak Milik personally. Before any deposit we set out the deal structure and the company's running costs in writing.

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