What ROI can I expect in Nusa Dua?

Typical gross ROI is 7–10%, with net returns around 5–8% after management, maintenance, utilities, and vacancy.

Is Nusa Dua more expensive than other Bali areas?

Yes. But the price premium reflects regulatory safety, lower volatility, and lower downside risk – which can justify the cost for conservative investors.

Is Nusa Dua good for long-term investment?

Yes, especially for conservative, luxury-focused investors with 5–10+ year horizons.

What should I budget beyond the villa purchase price?

Plan for an additional 5–10% – notary and legal fees (1–2%), registration and taxes (2–3%), due diligence, furnishing and setup.

Nusa Dua Property Prices & ROI: What Investors Should Expect in 2026

Q: How much does property cost in Nusa Dua?

Most villas range from $400,000 to $1.5M+, depending on location, size, build quality, and proximity to the resort zone.

Key takeaways

Nusa Dua property prices are higher than the Bali average, reflecting safety and exclusivity
Entry prices for villas typically start around $400,000
Luxury villas range from $700,000 to $1.5M+
Typical gross rental ROI is 7–10%, with net ROI around 5–8%
Nusa Dua offers lower volatility and lower downside risk than most Bali areas
It is best suited for long-term, conservative, and luxury-focused investors

This page explains realistic prices, returns, and risk-adjusted performance of property investment in Nusa Dua.

How much does property cost in Nusa Dua?

Short answer: Property in Nusa Dua is among the most expensive in Bali, but also among the most stable.

Nusa Dua villa price ranges (2026)

Property type	Typical price range
Entry-level villas	$400,000 – $600,000
Mid-range villas	$600,000 – $900,000
Luxury villas	$900,000 – $1.5M+
Resort-adjacent properties	$1M+

Prices depend heavily on:

Proximity to resorts or beach
Zoning classification
Infrastructure access
Privacy and security level

Why Nusa Dua prices are higher than other Bali areas

Nusa Dua prices include a risk-reduction premium.

Key price drivers:

Master-planned resort zoning (managed by ITDC)
Strict development control
Limited new supply
Government-backed infrastructure
Lower legal and zoning risk

In contrast to open markets, price stability matters more than speculation here.

Nusa Dua rental ROI – realistic numbers

Typical rental performance

Metric	Range
Gross ROI	7–10%
Net ROI	5–8%
Occupancy	Stable
Seasonality	Moderate
Volatility	Low

Returns are lower than high-yield zones like Canggu, but far more predictable.

What type of rental performs best in Nusa Dua?

Best-performing assets

Luxury private villas
Family-friendly layouts
Quiet, secure compounds
Villas positioned as resort alternatives

What performs poorly

Budget villas
Overcrowded developments
Aggressive short-stay models

In Nusa Dua, quality beats quantity.

Price vs ROI: Nusa Dua compared to other Bali areas

Area	Entry price	Gross ROI	Risk
Nusa Dua	High	Medium	Low
Canggu	Medium	High	Medium–high
Uluwatu	Medium	High	Medium
Seminyak	High	Medium	Low

Nusa Dua delivers strong risk-adjusted returns, not maximum yield.

Leasehold length and price impact in Nusa Dua

Lease quality is critical.

Lease term	Market impact
30+ years	Premium pricing
25–29 years	Market standard
20–24 years	Discounted
Below 20 years	High risk

Foreign buyers should avoid leases below 20 years unless extensions are contractually guaranteed.

Total investment cost beyond purchase price

Foreign buyers should budget an additional 5–10% for:

Cost item	Typical range
Legal & notary fees	1–2%
Registration & taxes	2–3%
Due diligence	Case-based
Furnishing / setup	Variable

Are Nusa Dua property prices overpriced?

Short answer: no – but they are fully priced.

Nusa Dua is not a bargain market or a speculative market. It is:

A defensive real-estate play
A capital-preservation market
A lifestyle-driven luxury market

Buying in Nusa Dua for living vs investment

Goal	Suitability
Living	Excellent
Investment	Good
Mixed use	Very good
Speculation	Poor

Many buyers choose personal use plus selective rental, which fits Nusa Dua perfectly.

Nusa Dua property prices are high by Bali standards, but justified by safety, stability, predictable demand, and strong long-term value. For investors who prioritize risk-adjusted returns, Nusa Dua remains one of Bali's strongest options in 2026.