1-3BR Villa in Nusa Dua

Compare building and land area together

The one-bedroom configuration pairs 64 m² of building with 82 m² of land. The two-bedroom records pair 104 m² with 136 m² and 106 m² with 189 m². The three-bedroom record pairs 145.25 m² of building with 120 m² of land. These figures are not a quality ranking. They are prompts for checking what the area schedule includes and how efficiently each plot works.

Request a numbered, dimensioned plan for the shortlisted villa. Mark enclosed rooms, covered terraces, uncovered areas, pool plant, storage and access. Place beds, wardrobes, luggage, a dining table and a desk on the drawing. A larger plot can improve privacy and outdoor use, but only if boundaries, drainage and maintenance access are clear.

Location: test the Nusa Dua address by exact routes

The site is in Nusa Dua on the southern Bukit. The structured location record places Bali Paragliding Tandem 310 m away, Le Jean Bart 450 m, Ulu Segara Restaurant & Bar 580 m, Gunung Payung Cultural Park 600 m and Rempah Rempah Restaurant 620 m from the address. Amphitheater Gunung Payung is listed at 820 m, FUN FLY PARAGLIDING at 860 m and Kamkits Fitness at 1.3 km.

These exact distances are more useful than a broad “near the beach” label, but they still do not describe the route. Start from the current entrance pin and inspect road width, turning space, gradients, drainage, lighting and ride-hailing pickup. Walk the closest routes where practical, then drive to the destinations relevant to the intended stay. Compare other Nusa Dua property with the same gate-to-destination method.

Treat the private pool and rooftop as operating systems

All four current unit records include a private pool. The signed specification should still identify its dimensions, depth, structure, waterproofing, filtration, pump access, water source, electricity allocation, maintenance responsibility and warranty. Check whether technicians can reach the plant without crossing private living areas and where replacement equipment would be moved.

The development data also lists a café, coworking space, gym and 24/7 security. Ask which facilities are delivered, who operates them, when owners may use them and how their costs are allocated. For any rooftop or upper outdoor area shown in the approved design, inspect guardrails, drainage, waterproofing, shade, noise and safe access. Convenience becomes value only when its operating rules and annual cost are understandable.

Read the lease as three dated stages

The structured record describes a 25-year base lease, a five-year fixed-price extension and a further 25-year extension at market price. Do not compress that into a single headline term. Independent Indonesian counsel and a PPAT/notary should verify the land certificate, contracting parties, commencement and expiry dates, extension windows, fixed-price amount, market-value formula, notice method, transfer, inheritance, subletting, default, termination and handback.

The Anteya guide to Hak Sewa explains the general framework; the rights for this villa come from its actual documents. Ask how the remaining term and extension options transfer on resale and whether management, facility or access agreements bind a later buyer.

Build a unit-specific inspection file

For each shortlisted villa, collect the numbered plan, area schedule, signed specification, land and access documents, utility plan, pool specification, facility rules, maintenance budget and defect process. Match every item to the unit number. During construction, use dated progress evidence and an independent technical inspection rather than relying on a project-wide visual.

Inspect waterproofing details, roof falls, wet-area drainage, electrical load, ventilation, air-conditioning provision, water storage, septic or sewer arrangement, boundary walls and emergency access. Record which finishes are fixed and which can be substituted. Set measurable handover tolerances and a correction deadline in the contract.

Shortlist by scenario, not by bedroom count

Compare the one-bedroom villa for personal stays, one two-bedroom format for flexible guest use and the three-bedroom option only if its additional rooms support a real operating plan. Use the same assumptions for annual maintenance, staffing, pool care, utilities, replacement reserves and owner use. Reserve only after legal and technical reviewers confirm that the selected unit’s area, access, lease stages and delivery obligations fit together.

Is the largest villa automatically the best choice?

No. Test usable enclosed space, land efficiency, privacy, maintenance access and annual obligations against the intended use.

Does every current linked villa have a private pool?

Yes, the four current linked records show private pools. The dimensions and technical obligations still need to be tied to the selected unit’s signed specification.

Which nearby places can be checked from the address?

Start with Bali Paragliding Tandem at 310 m, Le Jean Bart at 450 m, Ulu Segara at 580 m and Gunung Payung Cultural Park at 600 m, then test the actual routes.

What must be checked in the lease extensions?

Verify exact dates, the fixed-price stage, the later valuation formula, notice mechanics, enforceability, transfer and remedies with independent counsel.

Anteya represents property buyers and may receive a commission when a transaction completes. Layouts, access, facilities, specifications, lease rights and availability can change; obtain current documents and independent legal, tax and technical advice before committing.