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-5302
X Hotel: 32 m² studio in Nuanu, Nyanyi
A balcony takes this hotel studio from 32 to 37 m², and Nyanyi Beach is 856 meters away. It sits in the lowest price group at X Hotel, Rp 2.93 bn. The lease runs 27 years with a 20-year extension, and the complex is in finishing ahead of a Q2 2027 handover.
Unit in X Hotel · units listed: 2
- Leasehold 27 + 20 years
- Finishing
- Balcony
- Studioroom type
- 32 m²room size
- 37 m²with balcony
- 856 mto Nyanyi Beach
- Leasehold27 + 20 years
- Q2 2027handover
Property
What you get
At 32 m² (≈ 345 sq ft), the studio is X Hotel's base room. The hotel stands in Nuanu Creative City, 44 planned hectares by the black beach of Nyanyi, 856 meters from the water and 350 from the center of Nuanu. Buildings clad in vertical fins wrap a lagoon pool, with a club pavilion at the water's edge.
One room holds the sleeping area, a stone bathroom with a walk-in shower and a balcony that lifts the total to 37 m². Shared spaces include a lobby with a lift, the lagoon pool and a bar. The hotel format suits a buyer who wants rental income without dealing with guests personally.
Ownership is leasehold for 27 years plus a 20-year extension. The cheapest studio costs Rp 2.93 bn and the priciest Rp 3.81 bn, depending on floor and view, and we check each room's group on the availability sheet. Handover is due in Q2 2027. Plot zoning and the payment schedule are still open with the developer.
The numbers for this property
X Hotel · Studio 32 m² yield: gross and net
X Hotel's materials give no yield for the studio. Below is our own estimate at Rp 1.3 million a night for a hotel studio in Nyanyi, net of management, tax, wear and upkeep.
Gross 11.6%≈ Rp 339 million a year at 70% occupancy and Rp 1.3 million a night
Net 6.9%≈ Rp 204 million a year · payback ≈ 14.4 years
- Gross rental incomeRp 339 million11.6% of price · rate Rp 1.3 million, occupancy 70%
- Management companyRp 61.1 million18% of revenue · market range 15–25%
- TaxRp 33.9 million10% of rental income · rate depends on the structure
- Wear and upkeepRp 40.7 million12% of revenue · vacancy between stays, supplies, repairs
- Net to youRp 204 million6.9% of price · payback ≈ 14.4 years
| Occupancy | Gross income | Expenses 40% | Net | % of price | Payback period |
|---|---|---|---|---|---|
| 60%cautious | Rp 291 million | Rp 116 million | Rp 174 million | 5.9% | 16.8 years |
| 70%base | Rp 339 million | Rp 136 million | Rp 204 million | 6.9% | 14.4 years |
| 80%strong | Rp 388 million | Rp 155 million | Rp 233 million | 7.9% | 12.6 years |
Where the numbers come from
- Developer's figures
- X Hotel's materials give no yield for the studio.
- Nightly rate
- Rp 1.3 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
You'd lease the studio for 27 years, with a 20-year extension on the developer's stated terms, and we count the remaining term from key handover. The deal runs from a reservation agreement to a PPJB, then a notarized lease. Our listing notes a PBG, and we're getting its number. Once finishing wraps up, the SLF comes, 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 developerWe count what's left from the day you get the keys, not the day you buy. The extension condition goes into the land lease. |
| Zoning | To confirmOur listing database has no zone for the plot. We request an RDTR extract before your deposit, since nightly rental rights depend on it. |
| Building approval (PBG) | Noted in our listing dataWe ask for the number and an extract before the deposit. |
| Developer | PT Happy Country DevelopmentNuanu and Rentaved run the project. We check the selling entity, its land rights and its delivered projects before the deposit. |
| Certificate of occupancy (SLF) | After constructionThe rental license can't come before the SLF. Payments track building stages, 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 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 | Contents to confirmThe renders show rooms with furniture and appliances. The spec for your unit becomes an appendix 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 · Studio 32 m²?
Leave your WhatsApp and I'll send it today, with the net yield worked out.
Terms
X Hotel · Studio 32 m² payment schedule
- ReservationA deposit under the booking agreement takes the room off sale.
- Construction stagesTranches follow verified stages on the developer's schedule, which we're requesting.
- HandoverThe balance comes at acceptance, after we check finishes, engineering and the furniture inventory.
The developer's materials show no payment plan yet. The schedule goes into the PPJB once our checks finish.
Location
Location: Nuanu · Nyanyi
Nuanu Creative City spreads 44 hectares along a black-sand beach. A school, a park, coworking space and a festival calendar keep guests coming, so the grounds themselves drive rental demand. Canggu's cafés and surf are 15 minutes away by scooter.
- Nyanyi Beach856 m
- Nuanu Creative City350 m
- ProEdGlobal school364 m
- Canggu15 min
- Ngurah Rai Airport19 km
Nyanyi draws buyers with its calm dark-sand beach and the daily rhythm of Nuanu. For waves and a denser café scene, you'll still drive 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 · Studio 32 m²
What does Rise Real Bali charge when I buy this X Hotel studio?
Nothing. The developer pays our fee, so you pay list price and not a rupiah more. Document checks before the deposit cost you nothing. For this room we match its price group on the availability sheet, check the plot zone against the RDTR, read the operator agreement for the rooms and verify the developer's entity. Anything unresolved lands in our written opinion ahead of signing.
Can I buy a studio at X Hotel remotely?
Yes. You view it on Zoom, a Bali notary acts on your written proxy, and we take acceptance on site. The complex is in finishing, with handover planned for Q2 2027. We visit every stage before a tranche and photograph it for you. Your last payment clears against the document pack and the furniture inventory.
Where do the yield numbers come from?
AirROI data for Nyanyi gives the nightly rate, Rp 1.3 million after we adjust for room type and size. Occupancy cases of 60, 70 and 80% reflect units under professional management, and costs take 40% of revenue. What comes out is our estimate. Nobody guarantees that income, and we don't either.
Why do X Hotel studios have different prices?
All studios measure 32 m², yet the price list starts at Rp 2.93 bn and tops out at Rp 3.81 bn. Floor level and the view from the room move the number. This page shows the lowest price group. Before you reserve, we confirm the specific room and its price on the availability sheet.
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