1-3BR Villa near Nyang Nyang

Leasehold, tenure and down payment:

• 27-year leasehold with an extension option;

• Red-zoned land — agricultural designation; PBG building permit already issued, but verify the permit pathway before underwriting;

• 10-year structural warranty plus a 5-year waterproofing warranty on top.

Location, district and beach access:

• Short walk to Nyang Nyang Beach — one of the least-built stretches of the Bukit coastline;

• Quieter than Bingin or Padang Padang, further from the main F&B strip;

• Scooter-dependent — the trade for the authentic coastal setting.

Floor plans, sizes and pricing:

• 77 m² 1BR villa at $209,000 — fully furnished and managed, with sunset roof terrace, sauna and ice bath;

• 125 m² 2BR villa at $319,000 — same fit-out, larger footprint;

• 168 m² 3BR villa at $419,000 — same fit-out, three bedrooms;

• Shared pool and a dedicated co-working room inside the compound.

Rental yield, ROI and payback:

• Developer-backed 12% net ROI guarantee for the first three years — read as an income-floor mechanism during the post-handover ramp;

• Underlying Uluwatu short-stay market supports the directional range, but the long-term number floats with the sub-market;

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

Who this fits:

• Investors wanting design-distinctive wellness product on the Bukit's most authentic coastal stretch;

• Operators valuing the three-year contracted yield floor during the post-handover ramp;

• Buyers comfortable with the wilder Nyang Nyang setting over the Bingin–Padang Padang trafficked pockets.

Buyers underwriting on a walkable F&B strip should look at Bingin or Pecatu — Nyang Nyang is the quieter, scooter-dependent stretch.