NYANYI · ID RR-5351

The Pavilions: four-bedroom villa, 233 m², in Nuanu City, Nyanyi

Big households and groups are the market for this four-bedroom Pavilions villa: 233 m² built, a terrace over the valley and access to a spa and sauna. OXO Living prices it at Rp 17.34 bn. The land is freehold, a foreign buyer holds it as HGB via a PT PMA, the design is by Chris Precht, and our database shows Q1 2028 for handover.

Unit in The Pavilions · units listed: 2

  • Freehold, per listing data
  • Off-plan
  • Wellness center
  • 4bedrooms
  • 233 m²built area
  • ≈ 930 mto Nyanyi Beach
  • Freeholdthrough a PT PMA
  • Q1 2028handover (to confirm)

Property

What you get

Of the three villa sizes at The Pavilions, the four-bedroom sits in the middle. OXO Living is building 24 of these homes over a valley in Nuanu Creative City near Nyanyi, some 930 meters from the sand. Chris Precht shaped them as single-story blocks with tiled roofs and circular windows looking into a courtyard.

At 233 m² (≈ 2,510 sq ft), it gives you 84 m² more than the three-bedroom. A sliding wall opens the living room to the garden, the kitchen centers on an island, and the terrace has a covered dining spot. Four bedrooms fit an extended family or a group of friends, and renters tend to book a house this size for a week or longer. OXO can add a cinema room or a sauna on request.

According to our listing data, the land is residential. A foreign owner holds the villa here through an HGB right inside a PT PMA, since personal Hak Milik isn't available. The villa costs Rp 17.34 bn. We're still waiting on OXO for this type's plot size, the payment plan and a firm handover date.

Developer: OXO, all projects and terms

The numbers for this property

The Pavilions · 4BR villa yield: gross and net

OXO publishes a yield projection in its materials, and our numbers don't use it. Below is our model for a four-bedroom in Nyanyi at Rp 6.4 million a night, after the manager, tax, wear and running costs.

Gross 9.4%≈ Rp 1.63 bn a year at 70% occupancy and Rp 6.4 million a night Net 5.6%≈ Rp 977 million a year · payback ≈ 17.8 years
  • Gross rental incomeRp 1.63 bn9.4% of price · rate Rp 6.4 million, occupancy 70%
  • Management companyRp 293 million18% of revenue · market range 15–25%
  • TaxRp 163 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 195 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 977 million5.6% of price · payback ≈ 17.8 years
Occupancy scenarios: The Pavilions · 4BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
60%cautiousRp 1.40 bnRp 558 millionRp 837 million4.8%20.7 years
70%baseRp 1.63 bnRp 651 millionRp 977 million5.6%17.8 years
80%strongRp 1.86 bnRp 744 millionRp 1.12 bn6.4%15.5 years

Where the numbers come from

Developer's figures
OXO publishes a yield projection in its materials, and our numbers don't use it. Shown as published. They are not part of our model.
Nightly rate
Rp 6.4 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

Your company, a PT PMA, would own the villa through an HGB right. The listing calls it freehold, and HGB gives 30 years with extensions. A leasehold on the land remains the alternative. We compare both routes in rupiah, company costs included, and lock the choice into the PPJB. The SLF comes once the build is complete, then the rental license.

Ownership and permits: The Pavilions · 4BR 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 structureAn HGB right owned by a PT PMA runs 30 years, then renews. With a leasehold, the contract sets the term. The PPJB records the route and its timeline.
ZoningResidential, per listing dataFor short stays, residential status falls short. We request the RDTR extract and the plot's OSS entry first.
Building approval (PBG)Listed in our databaseAhead of the deposit, OXO shares the approval number and its OSS extract with us.
DeveloperOXO Living (PT OXO Group Indonesia)We confirm who holds the land inside Nuanu, which company sells, and what OXO has handed over before.
Certificate of occupancy (SLF)After constructionRental licensing starts from the SLF, which is why our payment triggers follow building stages.
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 2028The contract appendix spells out furniture and appliances. Extras such as a fifth bedroom, a cinema or a sauna get a fixed scope and price with OXO before you sign.
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 · 4BR villa payment schedule

  1. ReservationA booking agreement plus deposit reserves the villa for you.
  2. Construction stagesMoney moves only against stages our team has checked.
  3. HandoverThe remainder follows a walkthrough of finishes, services and the furniture inventory.

OXO hasn't published a schedule. We request it by letter and set it in the PPJB after our checks.

Location

Location: Nuanu · Nyanyi

Nyanyi runs from Tanah Lot to Cemagi through black sand and rice paddies. Most of what happens here happens at Nuanu, from the school to the galleries and beach club, while Canggu keeps the crowded café streets.

The Pavilions 4BR render: terrace dining under a canopy
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

Groups renting four bedrooms usually want space and silence, and Nuanu's venues next door help. Coworking and cafés in Canggu mean 20–25 minutes on a bike.

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 · 4BR villa

What does Rise Real Bali charge when I buy the four-bedroom villa?

No fee. OXO's list price stands, and OXO funds what we earn. We carry the cost of due diligence before your deposit. For this villa that means modeling the PT PMA and its running costs, confirming the zone through RDTR, pinning down the delivery date and getting OXO's payment schedule. Open issues land in our pre-deal report.

Can I buy this Nuanu villa from overseas?

Yes. The viewing happens on Zoom. After that, a notary in Bali signs every document under the power of attorney you give. The same notary can set up your PT PMA remotely. With an off-plan villa, we attach payments to construction stages, check each stage in person and send you a photo report. We also run the final acceptance.

Where do the yield numbers come from?

Our rate for this villa is Rp 6.4 million a night, based on AirROI for Nyanyi and scaled for four bedrooms and 233 m². We stress occupancy at 60, 70 and 80%, typical of managed homes, with 40% of gross set aside for costs. At 70%, your net comes to about 5.6% annually. It's a projection, nothing firmer.

How does the 4BR differ from the three-bedroom at The Pavilions?

You get 233 m² instead of 149 m², so 84 m² of extra room. The price is Rp 17.34 bn against Rp 11.24 bn for the three-bedroom. The additional bedroom and the bigger living area support a higher nightly rate, which our model reflects. Ask us and we'll send both floor plans side by side.

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