Modern 3-Storey Freehold Villa Nusa Dua for Sale

About the location

• The Apurva Kempinski, Hilton, Ritz-Carlton and the other luxury resorts — 4 minutes
• BTDC / ITDC area — 10 minutes
• Ngurah Rai International Airport — 25 minutes
• Surrounded by Nusa Dua's beaches

Why Investing in This Property

The most valuable thing about this villa is its paperwork: PBG and SLF.

The PBG — Persetujuan Bangunan Gedung — is the building consent that replaced the old IMB regime in 2021. The SLF — Sertifikat Laik Fungsi — is the certificate of fitness for occupation, issued after construction, confirming that what was built matches what was approved. A villa that holds both has been permitted, built and then inspected and signed off.

Understand what that is worth in Bali. A large share of the villas on this island were built with incomplete paperwork, or with a permit for something other than what stands there now. Those houses can be lived in. What they cannot easily be is sold to a careful buyer, mortgaged by a bank, insured properly, or defended if enforcement arrives. Every one of those problems surfaces at the moment you want your money back. Here they are already settled, and the documents exist.

The rest of the technical list carries the same signal. Five metres of paved road access — enough for a car to pass another, which sounds trivial until you have owned a house on a three-metre gang. A 7,700 VA electricity supply, which runs air conditioning on three floors, a pool pump, a kitchen and a water heater without the meter tripping. PDAM mains water backed by a tank, so a mains interruption does not empty your taps. Termite treatment, which in a timber-and-tropics climate is the difference between a ten-year house and a thirty-year one. None of these are glamorous. All of them are things buyers discover afterwards when they are missing.

The building itself is well resolved for the plot. Two hundred and ten square metres of house on a hundred and eighty-three square metre plot only works by going up, and going up is what gives you the roof terrace — which on this site is the best room in the house and the reason to prefer it over a single-storey villa on the same money. Three bedrooms each with a bathroom plus a guest powder room is the format that suits a family, a couple who host, or a rental to two or three sharers, and the pool at 3 by 7 metres is a proper swimming length rather than a plunge basin.

Nusa Dua itself is the steadiest residential market in Bali, and for a reason that has nothing to do with tourism marketing. It is a planned district: buried services, maintained landscaping, patrolled roads, and the highest concentration of five-star hotels on the island. Those hotels employ a large, permanent, well-paid workforce — management, airline crew, medical and conference staff — who need houses, are four minutes from work, and find almost nothing to rent, because everything built new in Nusa Dua is hotel product rather than housing. That is a tenant base that does not vanish in a bad season.

The zoning is yellow — residential. It supports living here and letting by the year; nightly tourist rental needs a Pondok Wisata licence, normally attached to pink tourism zoning. The yield available here is annual-tenancy yield, which is lower per night than holiday letting but comes with no platform commission, no twenty-percent management fee, no cleaning between stays, no seasonality and no regulatory exposure. Net of costs, the gap is much narrower than the headline rates suggest, and on this peninsula the demand is more reliable.

On title: freehold in Indonesia is Hak Milik, which no foreign national may hold. If you hold a KITAS and this is to be your home, Hak Pakai lets a foreign resident hold a right of use directly, in their own name, with no company and no nominee — on a house of this size it is usually the cleanest and cheapest route. If you are buying through a company, the route is a PT PMA with the title converted to Hak Guna Bangunan.

Additional information

• Land 183 m² — building 210 m² — 3 levels plus rooftop terrace
• 3 bedrooms with custom furniture — 3 bathrooms — 1 guest powder room
• Open-plan living area connecting to a custom-built, fully equipped kitchen — large openings for light and airflow
• Private swimming pool 3 m × 7 m, natural stone finish
• Sold fully furnished — carport for 1 car and 2 motorbikes — one-gate compound with shared security
• Permits: PBG (building consent) and SLF (certificate of fitness for occupation) both in hand
• Electricity 7,700 VA — water PDAM mains plus tank — termite treatment carried out
• Road access: 5 metres of paving
• Zoning: yellow — residential; supports owner occupation and annual letting, not nightly tourist rental, which requires a Pondok Wisata licence
• Freehold title (SHM) — a foreign national cannot hold Hak Milik; a KITAS holder buying a home may hold Hak Pakai directly, a company buyer goes through a PT PMA with the title converted to Hak Guna Bangunan
• The Apurva Kempinski, Hilton, Ritz-Carlton and other luxury resorts 4 minutes — BTDC/ITDC area 10 minutes — Ngurah Rai airport 25 minutes