NYANYI
from Rp 2.93 bn/ 27 + 20 years
X Hotel
Nyanyi · Hotel studios and apartments
- Studio–1 bedroom
- 32–57 m²
- leasehold 27+20
See details
NYANYI · ID RR-5309
X Hotel: one-bedroom apartment, 57 m², Nuanu, Nyanyi
A staircase separates the double-height lounge from the bedroom loft in this 57 m² apartment at X Hotel, Nuanu Creative City, and the balcony takes it to 62 m². The price is Rp 4.74 bn on a 27-year leasehold plus a 20-year extension. Handover is due in Q2 2027, with Nyanyi Beach 856 meters away.
Unit in X Hotel · units listed: 2
- Leasehold 27 + 20 years
- Finishing
- Private balcony
- 1bedroom
- 57 m²room area, two levels
- 62 m²with the balcony
- 856 mto Nyanyi Beach
- Leasehold27 + 20 years
- Q2 2027handover
Property
What you get
At 57 m² (≈ 615 sq ft), this apartment is the larger of the two X Hotel layouts in Nuanu Creative City. The 44-hectare master plan borders the black sand of Nyanyi Beach, 856 meters from your door. Between the blocks runs a lagoon pool, with a club pavilion and a bar at the water's edge.
The unit spans two levels. Downstairs, a double-height living room faces a full-wall window, and the stairs climb to the sleeping level. The bedroom is dark-toned with a lit headboard, and the stone bathroom has a curbless shower. With the balcony you get 62 m². Couples and small families get real separation between sleep and living space, which a studio can't offer.
You hold it on a leasehold of 27 years, extendable by 20. Our listing database puts the price at Rp 4.74 bn. Finishing works are underway for handover in Q2 2027. We've asked the developer about the plot's zone, the room operator and the payment schedule.
The numbers for this property
X Hotel · 1BR apartment yield: gross and net
No yield figure comes from the developer on this apartment. Our own figures below assume Rp 2.0 million a night for a two-level apartment in Nyanyi, minus management, tax, wear and upkeep.
Gross 11.0%≈ Rp 520 million a year at 70% occupancy and Rp 2.0 million a night
Net 6.6%≈ Rp 312 million a year · payback ≈ 15.2 years
- Gross rental incomeRp 520 million11.0% of price · rate Rp 2.0 million, occupancy 70%
- Management companyRp 93.6 million18% of revenue · market range 15–25%
- TaxRp 52.0 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 62.4 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 312 million6.6% of price · payback ≈ 15.2 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 446 million | Rp 178 million | Rp 267 million | 5.6% | 17.7 years |
| 70%base | Rp 520 million | Rp 208 million | Rp 312 million | 6.6% | 15.2 years |
| 80%strong | Rp 594 million | Rp 238 million | Rp 357 million | 7.5% | 13.3 years |
Where the numbers come from
- Developer's figures
- No yield figure comes from the developer on this apartment. Our own figures below assume Rp 2.0 million a night for a two-level apartment in Nyanyi, minus management, tax, wear and upkeep.
- Nightly rate
- Rp 2.0 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
Ownership comes as a 27-year leasehold, and the developer names a 20-year extension after it. You book with a deposit, sign a PPJB, and receive a notarized lease when the building hands over in Q2 2027. A PBG shows in our listing database, and we're getting the number. We're still confirming the zoning, and completion brings the SLF, then the rental license.
| 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 | 27 + 20 years, per the developerYears left count from the day you take the keys. The extension clause sits in the land lease before you sign. |
| Zoning | To confirmNo zone appears for the plot in our records. Nightly rental rights depend on it, and the RDTR extract comes first. |
| Building approval (PBG) | Noted in our listing databaseWe want the number and an extract in hand before your deposit. |
| Developer | PT Happy Country DevelopmentNuanu and Rentaved lead the project. The seller's entity, land rights and finished work all get a check first. |
| Certificate of occupancy (SLF) | After constructionNo SLF, no rental license. Payments ride on stages, not 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 | To confirmFurniture and appliances appear in the renders. We attach your apartment's item-by-item list to the contract. |
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
Hi, I'm Gusti. Want the full price list and payment plan for X Hotel · 1BR apartment?
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Terms
X Hotel · 1BR apartment payment schedule
- ReservationSigning the booking agreement with a deposit reserves the apartment.
- Construction stagesEach payment matches a stage we've inspected, per a schedule we're getting from the developer.
- HandoverYou pay the balance after our acceptance check of finishes, systems and furniture.
No payment schedule is public yet. Once due diligence closes, we set one out in the PPJB.
Location
Location: Nuanu · Nyanyi
Nuanu's 44 hectares by the black-sand shore bring a school, a park, coworking and festivals, and that mix keeps rental demand steady. The downside is distance: Canggu's cafés and surf sit about 15 minutes away by scooter.
- Nyanyi Beach856 m
- Nuanu Creative City350 m
- ProEdGlobal school364 m
- Canggu15 min
- Ngurah Rai Airport19 km
What sells this corner is a calm beach and a routine built around Nuanu. For proper surf and a wider café choice, you'll ride to Canggu.
What's nearby
The neighborhood
Within 1 km of the property
- 10sights
- 4restaurants
- 2bars
- 2hotels
- 1café
- 1school
Closest places
- Hearthsight · 264 m
- Jungle Kidssight · 338 m
- Magic Gardensight · 343 m
- Lumeirasight · 351 m
- Nuanu Creative Citysight · 354 m
- ProEdGlobalschool · 364 m
- Nuanu Parksight · 496 m
- Phi Camp Hotelhotel · 607 m
Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.
Straight answers
Questions about X Hotel · 1BR apartment
What does Rise Real Bali charge when I buy this apartment?
Zero from you. PT Happy Country Development's list price applies, and it pays us. Checking the paperwork ahead of any deposit is on our budget. On this apartment we verify its price group on the availability sheet, the plot's RDTR zone, the room operator's contract and the developer's company. Whatever stays open goes into our written opinion before the deal.
Can I buy the X Hotel apartment remotely?
Yes. We show it on Zoom, a notary completes the signing on your proxy, and we accept the finished unit on site. Finishing works are underway, with handover set for Q2 2027. Each installment waits until our team has inspected and photographed the matching stage on site. Your last transfer happens once the documents and furniture list are in order.
Where do the yield numbers come from?
We start from Rp 2.0 million a night, AirROI's figure for Nyanyi scaled to a two-level 57 m² unit. Occupancy is tested at three levels, 60, 70 and 80%, assuming a professional manager. Costs absorb 40% of revenue. Actual income can land above or below the model.
How does the apartment compare with an X Hotel studio?
Almost double. The apartment has 57 m² against the studio's 32 m², and its bedroom sits on a separate upper level above a double-height living room. Studios start at Rp 2.93 bn, while this apartment costs Rp 4.74 bn. When they rent, couples on long stays and families usually choose this layout over the smaller studio.
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