1-4BR Villa in Nusa Dua

Select the plot and format before comparing value

Ask for the unit number, site-plan position, orientation, access and boundary. Match these to the approved drawings and the contract. The larger bedroom count does not by itself explain privacy, usable outdoor area, vehicle access or the maintenance load of the pool and garden.

Confirm how built and land areas are measured, whether terraces and service rooms are included and which boundaries are legally attached to the lease. The four-bedroom parking entry needs a practical and contractual answer before purchase.

Inspect a completed villa as a system

Test water pressure, hot water, electrical capacity, air conditioning, drainage, pool circulation and sewage arrangements. Check roofs, balconies, wet rooms and external walls for moisture. Open all doors and windows, inspect seals and hardware, and assess privacy and noise at different times of day.

Reconcile the delivered home with the approved plans and a dated inventory covering furniture, appliances, sanitaryware, lighting, landscaping and pool equipment. Photograph defects and agree responsibility and correction dates. If the villa has already been occupied or rented, request maintenance and utility records for the exact unit.

Location: walk the Geger and Sawangan routes

The recorded address is Jalan Pura Geger off Jalan Raya Nusa Dua Selatan, Sawangan, South Kuta, Badung. Mapped references place Pura Geger Beach about 70 m away, Kedai Teras Bali - Breakfast, lunch & dinner and Breakfast at Maggies around 80 m away, Li Bar Coffee & Chill and GEGER POINT CAFE about 90 m away, and Pura Geger Dalem Pemutih approximately 100 m away. Teluk pantai geger is recorded at roughly 160 m; Pepito Express Sawangan at about 910 m.

These are map distances, not proof of beachfront title or private access. Walk the usable route, identify the public entrance, check steps, slope, lighting, drainage and tide conditions, and repeat the journey when traffic is heavier. Test driving times toward central Nusa Dua, Jimbaran and the airport rather than relying on a single brochure estimate.

Compare other villas in Nusa Dua and the wider Nusa Dua property selection. Keep tenure, remaining lease, land area, completed condition, access and facility charges comparable.

Date the lease and extension separately

The project is recorded as leasehold, while commercial material describes an initial period and a priority extension. Ask independent Indonesian counsel to verify the land right, owner, parties, commencement and expiry dates, transfer provisions and remaining term for the chosen plot. Do not add a possible extension to the current lease as if both already exist.

The extension clause should define notice, valuation or price, taxes, cooperation and remedies. Anteya’s guide to leasehold and freehold in Bali explains the framework, but the executed unit documents determine the actual right.

Price common facilities into annual ownership

The structured project record lists sport facilities, a tennis court, restaurant and spa. Confirm which are complete and operating, who owns them, whether access is included and how costs are allocated. Request current rules, service charges, reserve policy, insurance and any usage fees.

For rental management, obtain the actual agreement and unit statements. Review commission, owner-use limits, booking channels, maintenance approvals, reporting, payout timing and termination. Build a budget for utilities, pool and garden care, security, insurance, taxes, platform fees, vacancy and replacement reserves. Promotional ROI is not a substitute for verified net cash flow.

Is the villa beachfront?

A short map distance does not prove beachfront ownership. Confirm the parcel boundary, public coastal entrance and actual route on foot.

Which lease term should a buyer use?

Use the signed commencement and expiry dates for the selected unit and calculate the remaining term at transfer. Treat an extension separately.

What matters before handover of a completed villa?

Complete legal and technical inspections, reconcile plans and inventory, record defects and confirm facility rights, charges and transfer authority.

Anteya represents property buyers and may receive a commission when a transaction completes. Terms and operating conditions can change; obtain current documents and independent legal, tax and technical advice before committing.