2BR Villa in Nusa Dua

Start with the exact villa, not the development average

The project presentation schedules seven different footprints. Total living areas run from 152.4 m² to 199.2 m², private land from 132.3 m² to 225.2 m², and pool areas from 10.1 m² to 31.5 m². One linked unit record describes a 172.5 m² two-bedroom, two-bathroom villa on 140.2 m² of land with a private pool and one parking space. Those numbers should never be applied to another villa without its numbered plan.

Ask the seller to put the villa number on the reservation, lease, drawings, specification, payment schedule and handover checklist. Confirm whether “living area” includes walls, stairs and the roof deck. A larger total does not automatically mean a better layout: circulation, shade, storage, privacy and outdoor maintenance determine how much of the area is genuinely useful.

Location: test Nusa Dua from the actual gate

The recorded address is 5693+MMF, Benoa, South Kuta, Badung, Bali, at approximately -8.830812, 115.204172. The site sits on the Sawangan side of the wider Nusa Dua area rather than inside a beachfront resort. Project data places Sawangan Beach at 2.3 km, The Apurva Kempinski Resort at 1.5 km, Bukit Pandawa Golf Club at 2 km and Melasti Beach at 9.6 km.

Closer map references are useful for everyday orientation: Le Jean Bart is recorded about 290 m away, Soka Restaurant 390 m, Om King Coffee & Eatery 530 m, Bali Paragliding Tandem 640 m, Gunung Payung Cultural Park 790 m and Bukit Pandawa Golf & Country Club 910 m. These are mapped distances, not guaranteed walking routes. Check road width, lighting, gradients, drainage, construction traffic and ride-hailing pickup at the times you expect to use them.

Compare current villas in Nusa Dua and the broader Nusa Dua property selection by actual gate position. A resort-corridor address can suit a buyer who values golf, beaches and hotel infrastructure, but it should not be marketed or evaluated as walk-to-beach living unless the usable route proves it.

Make the technical specification measurable

The presentation describes solar power with battery backup, dual local electricity connections, local and Starlink internet, bore-water storage and a filtration train including reverse osmosis and UV treatment. It also describes smart controls, leak detection, CCTV and on-site security. These features could reduce disruption and make remote oversight easier, but only if the installed system matches the brochure and has maintainable equipment.

Request a single annex listing brands, capacities, warranties and replacement responsibilities. For the battery, confirm usable capacity rather than the advertised backup duration. For water, obtain a flow diagram, laboratory test, tank volumes, filter-change schedule and wastewater plan. Test mobile and fixed internet at the property. For smart-home systems, establish what still works manually when the app, internet or vendor account is unavailable.

Inspect waterproofing details for the roof deck, bathrooms and pool; verify drainage falls during rain; and check acoustic separation, air-conditioning loads, ventilation and corrosion protection. Keep a retention amount until defects are closed and manuals, passwords, warranties and as-built drawings are delivered.

Read the lease and milestone plan as one risk package

The project material describes a 30-year leasehold and a guaranteed extension. Those words are not enough on their own. An independent Indonesian lawyer and PPAT/notary should identify the land certificate, registered owner, lease commencement, expiry, extension period, exercise window, price formula, taxes, transfer rights, inheritance, subletting, default remedies and what happens if the landowner or developer changes.

The staged plan assigns 30% to land and project start, followed by foundation, structure and services, finishes, furniture and final fit-off instalments. Each payment should follow a defined inspection certificate, not simply a calendar date. Ask who certifies progress, whether funds are segregated, what delay remedies apply and which documents transfer at handover. Anteya’s guide to leasehold and freehold in Bali provides context, but the signed Indonesian documents govern the transaction.

Is the villa within walking distance of Sawangan Beach?

The project record places Sawangan Beach about 2.3 km away. Test the actual route and public access; a straight-line or driving estimate is not proof of convenient pedestrian access.

Are all seven villas the same size?

No. The presentation lists different building, land, pool and roof-deck areas. The purchase documents must identify the exact villa and repeat its measurements consistently.

What should be checked before paying the 30% construction instalment?

Confirm land control, permits, the executed lease, buyer eligibility, the numbered plan, specification, payment triggers, inspection rights, delay remedies, refund terms, warranties and the party holding each payment.

Anteya represents property buyers and may receive a commission when a transaction completes. Project terms can change; obtain current documents and independent legal, tax, survey and technical advice before purchase.