1-3BR Villa in Nusa Dua

Lease structure and payment terms:

• 25-year leasehold plus a 5-year fixed-price extension plus a guaranteed 25-year renewal at market rate — 55 years of visible runway;

• 25% down on signing;

• Pink-zoned land — short-term rental allowed.

Location, district and beach access:

• 5 minutes to Nusa Dua Beach and to the five-star hotel cluster — Ritz-Carlton, Apurva Kempinski, St. Regis, Mulia, Sofitel and Grand Hyatt all sit inside the immediate neighbourhood;

• 25 minutes to Ngurah Rai Airport — among the shortest transfers on the island;

• Le Jean Bart (450 m), Ulu Segara Restaurant (580 m) and Bali National Golf Club on the local road.

On-site facilities and services:

• Medical office, kids' area with dedicated nanny service, café, co-working space and yoga-fitness zone — unusually complete for this price point;

• 24/7 security; programming tuned for both family occupation and managed short-let;

• Beach and five-star hotel access at 5 minutes' drive.

Unit configurations and pricing:

• 1BR villa at 64 m² on an 82 m² plot at $180,000 — entry-band, accessible by Nusa Dua reference prices;

• 2BR villa at 86 m² on a 136 m² plot at $245,000; larger 2BR at 104 m² on a 136 m² plot at $285,000;

• 3BR villa at 145 m² on a 120 m² plot at $360,000.

Rental income and payback:

• 1BR at $180,000 — generates up to $21,929 a year in rental income (13.7% projected ROI, 7.3-year payback);

• 2BR at $245,000 — projected rental income of $37,190 a year (13.3% projected ROI, 7.5-year payback);

• 3BR at $360,000 — yields $46,214 a year in net rental income (13.2% projected ROI, 7.6-year payback);

• Yield and payback figures are pre-tax projections; actual returns depend on occupancy and prevailing nightly rates.

Who this fits:

• Family buyers wanting a Nusa Dua address inside the five-star hotel cluster, with the entry-level villa cheque;

• Operators underwriting on Nusa Dua's family-tenant mix and short airport-transfer rate band;

• Long-hold investors comfortable with the 25-year base and the 25-year market-rate renewal at the end.

Buyers wanting walkable café and bar density should look at Canggu — Nusa Dua's draw is hotel-cluster adjacency, not lane-level F&B.