2-3BR Villa in Nuanu City

Tenure: leasehold years and down payment:

• 25-year leasehold with a guaranteed 20-year extension and a prioritised 10-year option after — combined runway shorter than the 50+ year structures now standard on the Bukit;

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

• 50% down on signing — at the upper end of the corridor.

Location and walkability:

• Pantai Nyanyi 860 m, Sunset Beach Tanah Lot 1.4 km — beaches inside the local radius;

• Luna Beach Club and Aurora Park sit inside the Nuanu masterplan; ProEd Global School 110 m on foot;

• The Leaf at Villa 12-A1, Pacha Alpaca and Alpacafe (all within 220 m) — the masterplan's F&B and community spaces.

Amenities and on-site facilities:

• Concierge running 24/7, reception, lobby, lounge, restaurant, bar, rooftop terrace and swimming pool;

• Starlink runs site-wide — operating infrastructure tuned for remote-working residents rather than a Seminyak short-let crowd.

Unit configurations and pricing:

• 131.6 m² 2BR / 2-bath villa on 247.5 m² of land at $272,500 — private pool, 17% projected ROI;

• 235.1 m² 3BR / 3-bath villa on 251.6 m² of land at $863,000 — private pool, 15% projected ROI, 6-year modelled payback;

• The 3x spread between the two tickets reflects different programme targets — compact rental on the 2BR, family residence on the 3BR.

Who this fits:

• Buyers wanting pre-completion entry into a fully-serviced Nuanu address with concierge already running;

• Investors at sub-$280K tickets on the 2BR with a clean rental-platform format;

• Long-stay families on the 3BR, accepting the wider spread reflects programme target, not size uplift alone.

Buyers underwriting on a multi-decade family hold should look at longer-tenure stock — the 25-year initial cap with a structured extension is shorter than Bukit alternatives.