The thesis
Ocean Look is positioned as one of the rare Nusa Dua villa projects that is structurally complete and entering commissioning rather than still selling renders. The headline trade is built-not-off-plan within an institutional master-plan corridor: Nusa Dua’s ITDC adjacency, HGB title path (vs. pure leasehold), and R3 tourist-zoning give this listing a different risk profile from comparable south Bukit off-plan inventory. For investors who prioritise asset-tangible delivery over pure yield maximisation, this is one of the cleaner Nusa Dua mid-tier entries on our shortlist.
Positioning
3–4 bedroom 150–220 m² villa product at $335,000 entry in Nusa Dua sits structurally below comparable branded-residence pricing (typically $400,000–800,000 in this corridor) and above comparable independent-villa pricing in Sanur ($300,000–500,000). The sweet-spot positioning is for foreign buyers who want Nusa Dua-grade infrastructure access with non-branded operator flexibility, accepting the longer commissioning timeline relative to delivered branded inventory.
Legal structure notes
HGB ownership structured as 25 + 30 + 25 years (80 years effective). This is the cleanest structure for foreign buyers in Bali short of direct freehold (which is not legally available). Verify each renewal trigger date is contractually written into the AJB Hak Sewa or HGB deed, and that the underlying R3 land-type zoning has been registered against the parcel at BPN. Land type R3 (tourist zone) is required for any future STR licence path.
Yield modelling
Developer CRM ROI calculator assumes IDR 50M monthly rental + 80% occupancy = ~12% gross yield at IDR 5.3B purchase price. Editorial-desk modelling on Nusa Dua independent villa managed product: 7–9% net yield (after 20% revenue-share to operator, 11% Indonesian rental income tax, and standard cost stack). The 80% occupancy assumption is optimistic — Nusa Dua independent product typically stabilises at 55–70%. Stress-test against 65% to see realistic margin.
What is included
- Spaciousness — villa area from 150 m², 3 or 4 bedrooms + rooftop
- Rooftop with ocean view, covered AC lounge zone
- Premium furniture and appliances included
- Energy-efficient enclosing structure (200 mm thickness)
- Gated private territory with covered parking per villa
- Individual air conditioning in every bedroom
- Flexible ground-floor room (office / kids / guest / private)
- Located in Nusa Dua, one of Bali’s safest premium areas
Risk factors
- Commissioning timeline risk — “built and commissioning in progress” means functional handover and operating revenue have not yet stabilised
- 80% occupancy assumption in the developer ROI calculator is optimistic; independent Nusa Dua benchmark is 55–70% steady-state
- IDR-denominated pricing exposes the foreign buyer to IDR/USD currency risk over the holding period
- Land type R3 tourist zoning is correct for STR but verify it is registered specifically against this parcel at BPN, not just the surrounding zone
- Smaller 6-villa complex limits operator economies of scale compared with 50+ unit branded residences