2BR Villa near Nyang Nyang

Leasehold, tenure and down payment:

• 26-year leasehold plus a fixed-price 13-year extension priced at $35,000 — most Bali extensions reset to then-market land value at renewal; fixing the cost removes the largest open variable in long-term leasehold underwriting;

• 10% down on signing;

• Orange-zoned land — non-standard zoning, verify with the developer.

Location, district and surroundings:

• 500 m to Nyang Nyang Beach — one of the quieter clifftop coves on the southern Bukit;

• White Tortoise Eco Villas (50 m), Tsune Japanese Restaurant (310 m) and Mush Burgers Uluwatu (320 m) — F&B on the lane;

• ISBC Uluwatu (240 m) and Madala Surf Bali (340 m) — surf and fitness on the doorstep; supermarkets sit in the broader Pecatu radius, not walkable.

Rental income and payback:

• 154 m² 2BR / 3-bath villa with private pool at $290,000 — projected rental income of $47,000 a year (15% projected ROI);

• 151 m² 2BR / 2-bath villa with private pool at $345,000 — generates up to $47,000 a year in rental income (15% projected ROI);

• 6.9-year developer-quoted payback — over 5 cycles inside the 39-year tenure horizon;

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

Who this fits:

• Buyers wanting a completed clifftop-adjacent Uluwatu villa in a small compound with extension cost already fixed;

• Operators underwriting group-stay short-let where the 3-bathroom 2BR drives review scores;

• Long-hold owners who want extension-pricing certainty more than they want the longest absolute lease.

Buyers wanting walkable F&B and supermarket density should look closer to central Pecatu — Nyang Nyang keeps the daily-use radius a scooter ride away.