NYANYI · ID RR-1819

The Pavilions: 24 villas with three to five bedrooms in Nuanu Creative City

Twenty-four villas by OXO Living make up The Pavilions, an enclave inside Nuanu Creative City drawn by architect Chris Precht. Each has three, four or five bedrooms. Plots run 311–536 m², and residents share a spa, sauna and gym. Prices start at Rp 11.24 bn. The land is freehold, which a foreign buyer holds as HGB through a PT PMA, and handover is listed for Q1 2028.

Freehold, per listing data
Off-plan
Wellness center

3–5bedrooms per villa
149–233 m²built area, 3BR and 4BR
311–536 m²plot
24villas in the project
Wellnessspa, sauna, gym
Q1 2028handover (to confirm)

Property

What you get

OXO Living is building The Pavilions inside Nuanu Creative City, a private 44-hectare master plan by Nyanyi. Its 24 villas look over a valley, about 930 meters from the beach. Chris Precht drew them as low wings under tiled roofs, with earth-toned walls and round windows onto inner courtyards. Buyers pick three, four or five bedrooms. Plots range from 311 to 536 m² (≈ 3,350–5,770 sq ft).

The type sheets give 149 m² of built area for the three-bedroom and 233 m² for the four-bedroom. Residents share a wellness center with a spa, hydrotherapy, a sauna and a gym. Solar panels, rainwater collection and EV chargers come standard. On Bali that saves real money: the power flickers, and water costs more in the dry season. On request, OXO adds a bedroom, a home cinema or a sauna.

Per our listing records, the plot is zoned residential. A foreigner can't hold that freehold personally, because Hak Milik isn't open to foreigners, so the route is an HGB right held by your own PT PMA. The three-bedroom starts at Rp 11.24 bn and the four-bedroom at Rp 17.34 bn. There's a five-bedroom too, though OXO hasn't priced it in anything we've received so far. We've asked OXO for the payment schedule and a firm handover date.

Developer: OXO, all projects and terms

Developer price list

The Pavilions: 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".

Type	Size	Bedrooms	Price	The numbers
3BR villa	149 m² · plot 311 m²	3	Rp 11.24 bn	with numbers →
4BR villa	233 m²	4	Rp 17.34 bn	with numbers →
5BR villa	plot 536 m²	5	Price to confirm	on request

Villa sizes and prices here reflect our listing database. The developer hasn't named a price for the five-bedroom villa. The project description quotes a built area of 170–419 m², while the type sheets show 149 and 233 m², so the exact figures are to confirm with OXO Living.

Ownership

Ownership & what you actually get

The listing marks these villas freehold, which for an overseas buyer translates into an HGB right owned by a PT PMA. HGB runs 30 years and renews, and a plot leasehold is the other path. We settle the structure before the deposit and put it in the PPJB. The SLF follows construction, and the rental license comes after that.

Ownership and permits: The Pavilions
Form of ownership	Freehold, 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 term	No fixed term, depends on the structureThrough a PT PMA, the HGB right lasts 30 years, and the company can extend it. Under a leasehold, the term equals the lease contract. We write the chosen route and its terms into the PPJB.
Zoning	Residential, per listing dataA residential zone alone doesn't cover nightly rentals. We get the RDTR extract and the plot's OSS status before any deposit.
Building approval (PBG)	Listed in our databaseWe need the permit number and an OSS printout before you pay anything.
Developer	OXO Living (PT OXO Group Indonesia)Our checks cover the land rights inside Nuanu, the selling company and the projects OXO has already delivered.
Certificate of occupancy (SLF)	After constructionA rental license needs the SLF, so payments track construction stages rather than calendar dates.
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 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	Fit-out to confirm, Q1 2028The furniture and appliance list goes into a contract appendix. OXO installs an extra bedroom, a cinema room or a sauna on request, and we fix the scope and price 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 payment schedule

ReservationA deposit under a booking agreement takes the villa off the market.
Construction stagesPayments match stages we've verified, not dates on a calendar.
HandoverThe balance falls due at acceptance, after we check the finish, systems and furniture inventory.

OXO's materials carry no payment plan. We ask for one in writing and fix it in the PPJB once due diligence closes.

Location

Location: Nuanu · Nyanyi

Black volcanic sand and paddies stretch between Tanah Lot and Cemagi, and Nyanyi's daily rhythm revolves around Nuanu: a school, art spaces and a beach club. Canggu is where you go for a crowded café strip.

The Pavilions render: aerial view of the village at dawn — 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

Buyers come for quiet and for Nuanu's amenities on the doorstep. The trade-off: Canggu's cafés and coworking spaces are 20–25 minutes away 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

What does Rise Real Bali charge when I buy at The Pavilions?

Nothing. OXO Living's list price is all you pay, since OXO settles our commission. Due diligence before your deposit is on our budget. For The Pavilions it covers an RDTR extract for the plot, the PBG number and the OSS status, plus OXO's right to its land inside Nuanu and the company that actually sells to you.

Can I buy a villa at The Pavilions without flying to Bali?

Yes. A Zoom walk-through replaces the site visit, and your signature reaches the notary by way of a power of attorney. Our team takes delivery on the ground. Building work is underway, and our database lists Q1 2028 for handover. Payments follow stages we verify. At acceptance we compare the villa with its plan, test the finish and systems, and count the furniture against the contract inventory.

What kind of ownership do villas at The Pavilions come with?

Our listing database says freehold. Hak Milik in a foreigner's own name isn't possible, so buyers usually set up a PT PMA to hold an HGB right, and a leasehold on the plot is the fallback. HGB lasts 30 years and renews. Before the deposit we price out both routes, including tax and the yearly cost of keeping a company running.

Where do the yield numbers come from?

We build the model villa by villa and send it to you whenever you ask for one. AirROI supplies the area's nightly rate, which we adjust to the villa type. Occupancy reflects professionally managed homes, and costs take 40% of revenue. OXO has its own figures. We show them separately and keep them out of our math. Everything here is an estimate, not a guarantee.

Units in this project