Hotel Room for Sale in Prime Location Nusa Dua

About the location

• The ocean — 700 metres; calm water, no surf, white sand
• Bali Collection shopping and entertainment complex — 5 minutes
• Geger Beach, the best swimming beach in the area — 9 minutes
• Ngurah Rai International Airport — 20 minutes
• Surrounded by the Ritz-Carlton, Hyatt, St. Regis, Sofitel and Novotel

Why Investing in This Property

The building itself is better than the category usually delivers. Centralised filtered air conditioning, mechanical supply and exhaust ventilation, hot water recovered from the chiller circuit, water filtered to drinking standard, sprinklers throughout. Small Bali apart-hotels do not normally have any of that — they have split units on every wall, a boiler that fails in the wet season, and a fire strategy consisting of an extinguisher by the stairs. This specification costs money to install, saves money to run, and is a clear signal that the developer intends the building to still be working in fifteen years. Heat recovery from air conditioning in particular is a genuine operating saving on a building where cooling runs day and night.

The location argument is also real. Nusa Dua is a planned district with buried services, maintained landscaping and patrolled streets, and it has the only beaches on the island with no surf. That is why it takes the families, the older travellers, the conference business and the Asian premium market — guests who book earlier, stay longer, spend more and keep coming in the low season. Occupancy here is flatter across the year than anywhere else in Bali, which matters far more to a single-room investor than a headline rate.

A 25 m² room is projected at USD 69 a night, for a net profit of USD 10,074 a year at 80 percent occupancy — an annual return of 13 % (base) to 17 % (target, at 90 % occupancy), with a payback of 7.7 years. The penthouse is projected at USD 149 a night and USD 21,754 net a year, for 15 % to 18 % and a payback of 6.6 years.

Additional information

• Hotel room of 25 m² — 1 bedroom, 1 bathroom — from USD 77,900
• Penthouse of 40 m² — 1 bedroom, 1 bathroom — price on application
• Complex of 30 apartments and 4 penthouses on 360 m² of land — parking, lobby, concierge service, shared pool
• Zoning: pink (tourism and mixed use) — land title SHM
• Leasehold valid until 11 November 2054 — 28 years remaining as at today
• Sold fully furnished, turnkey, with professional full-cycle property management included
• Centralised air conditioning with filtration — supply and exhaust ventilation — hot water via heat recovery from the air conditioning — water filtration to drinking quality — sprinkler fire suppression throughout
• Water: PDAM and tank
• The ocean 700 m — Bali Collection 5 minutes — Geger Beach 9 minutes — Ngurah Rai airport 20 minutes — surrounded by the Ritz-Carlton, Hyatt, St. Regis, Sofitel and Novotel