Prime Land in Nusa Dua Main Road

About the location

• Direct frontage on Nusa Dua's main arterial road
• The ocean — 700 metres; Nusa Dua Beach and its promenade within walking distance
• 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

Why Investing in This Property

One hundred and eleven metres of frontage by eighteen metres of depth. The frontage is extraordinary — on an arterial road in Nusa Dua, a hundred and eleven metres of visible street front is a commercial asset that almost nothing else on the market offers.

What works on eighteen metres: a commercial frontage of restaurants, showrooms, clinics or galleries facing the road; a single-loaded hotel wing with every room facing one way, which is how a great many good boutique hotels are laid out; serviced apartments in a line; or a mixed scheme with retail at street level and accommodation above, within the fifteen-metre limit. For any of those, a hundred and eleven metres of arterial frontage in Nusa Dua is close to unrepeatable.

The location is as good as Bali gets for the category of visitor Nusa Dua attracts.

Nusa Dua is a planned district, which is why it looks and behaves differently from the rest of the island: buried services, maintained landscaping, patrolled streets, no scooter chaos, and a beach with no surf. That last point is not a detail — it is why Nusa Dua takes the families, the older travellers, the conference business and the Asian premium market that Canggu and Uluwatu cannot serve. Those guests spend more per head, stay longer, book further ahead and do not vanish in the low season. The occupancy profile here is flatter across the year than anywhere else in Bali.

That is what the surrounding hotel list actually means. The Ritz-Carlton, Hyatt, St. Regis, Sofitel and Novotel did not choose this peninsula for the view; they chose it because the demand is stable and the district is governed. A frontage site inside that corridor is exposed to a captive flow of high-spending visitors who are already here, already walking, and already looking for somewhere to eat, shop or be treated.

Land supply is the other half of the argument. Nusa Dua is bounded, planned and almost entirely built. Two thousand square metres on the main road does not come up in a normal year. That scarcity is real, and it is the reason land here has held value through cycles that hit other parts of the island hard.

The title is Hak Milik, the strongest form of ownership in Indonesia. Foreign investors acquire through an Indonesian company, a PT PMA, with the title converted to Hak Guna Bangunan — an entirely ordinary structure, and the one every foreign-owned hotel on this peninsula sits on.

Additional information

• Land 2,000 m² — dimensions 111 m of frontage by 18 m of depth — flat
• Direct frontage on Nusa Dua's main arterial road
• Zoning: pink — tourism and mixed use, permitting hotel, boutique resort, serviced apartment and commercial development
• Price IDR 12,500,000 per m² — IDR 25,000,000,000 in total
• Freehold title (Hak Milik) — foreign investors acquire through a PT PMA with the title converted to Hak Guna Bangunan
• Island-wide building height on Bali is capped at 15 m
• The ocean 700 m — Nusa Dua Beach and its promenade within walking distance — Bali Collection 5 minutes — Geger Beach 9 minutes — Ngurah Rai airport 20 minutes
• Surrounded by five-star international hotels: Ritz-Carlton, Hyatt, St. Regis, Sofitel, Novotel