Freehold 2 bedroom Villa in Nusadua for Sale

About the location

• Nusa Dua, Bali's planned five-star tourism district
• Calm swimming beaches with no surf
• Bali Collection and the hotel corridor within a few minutes
• Ngurah Rai International Airport nearby

Why Investing in This Property

This villa has a trading record rather than a projection.
Most villas on this island are sold on a projected yield. This one comes with what tenants are actually paying, at two levels because there are two different markets. On monthly agreements it takes IDR 30 million a month. On an annual contract paid up front it takes IDR 220 to 250 million for the year. Twelve times thirty is three hundred and sixty, not two hundred and fifty, and that gap is how Bali works: a tenant who commits to a year and pays in advance buys the discount; a tenant who takes it month by month pays for the flexibility. You choose which business you want.

Run the arithmetic against the price of IDR 2.7 billion. Let monthly and you are at roughly thirteen percent gross, with more turnover, more cleaning, more voids and more management. Let annually and you are at roughly eight to nine percent gross, paid once, with one tenant, no platform commission and no seasonality. Both are real numbers from a villa that is occupied today, which is worth more than any fifteen percent projection on a building that does not exist yet.

The second thing to understand is the plot, because it explains the price.

A hundred and twenty square metres of building on a hundred and fifty of land is a coverage ratio of about eighty percent. This is a compact, efficiently used site — not a villa with lawns. That is the trade the design made, and it is the reason a two-bedroom house with its own pool in Nusa Dua costs IDR 2.7 billion rather than three times that. The rooftop is where the outdoor living happens, which on a plot this size is the correct answer.

For a tenant, none of that matters much. What a tenant in Nusa Dua wants is two bedrooms, air conditioning, a pool they can get into, a secure door and a five-minute drive to work. This villa is that, and the rental record shows it.

Nusa Dua is the reason the demand is steady. It is a planned district — buried services, maintained landscaping, patrolled streets — with the highest concentration of five-star hotels in Bali and a beach with no surf. That combination produces something no other part of the island has: a large, permanent, well-paid workforce. Hotel management, airline crew, medical staff, conference and events people. They rent by the year, they pay on time, and they renew, because their job is four minutes away and there is almost nothing else to rent nearby. The new build in Nusa Dua is overwhelmingly hotel product, not houses.

That is why a small freehold villa here behaves differently from a small villa in Canggu. It is not exposed to tourist seasonality, to nightly-rental regulation, or to the arrival of two hundred competing units next year. It is exposed to whether the hotels on this peninsula keep employing people, and that has been the single most reliable thing in Bali for thirty years.

Freehold in Indonesia is Hak Milik, which no foreign national may hold. The usual answer is an Indonesian company holding a converted Hak Guna Bangunan — sensible for a development, heavy for a two-bedroom house. For a KITAS holder who intends to live here or to let a home they own, there is a third route: Hak Pakai, a right of use that a foreign resident may hold directly, in their own name, without a company and without a nominee. It is the cleanest structure available to a foreign resident buying a modest home in Indonesia.

Additional information

• Land 150 m² — building approx. 120 m² — newly built
• 2 bedrooms — 2 bathrooms — spacious living and kitchen area — storage space
• Private swimming pool with a large deck — rooftop and garden — scooter parking
• Sold fully furnished — washing machine — equipped kitchen — enclosed living area
• PDAM mains water — electricity 4,400 VA
• Currently let: IDR 30 million per month on monthly agreements, or IDR 220–250 million per year on an annual contract
• Freehold title (Hak Milik) — a foreign national cannot hold Hak Milik; for a home, a KITAS holder may hold Hak Pakai directly in their own name, which is usually the simplest structure at this level
• Coverage is around 80% of the plot