[{"data":1,"prerenderedAt":692},["ShallowReactive",2],{"article-nusa-dua-property-prices-roi-what-investors-should-expect-in-2026":3},{"id":4,"title":5,"author":6,"body":7,"canonical":621,"citations":622,"comparisonTable":639,"description":640,"extension":641,"faq":642,"howToDescription":639,"howToEstimatedCost":639,"howToName":639,"howToSteps":657,"howToSupply":658,"howToTool":659,"howToTotalTime":639,"hreflangAlternates":660,"imageAlt":664,"imageUrl":665,"internalLinksOut":666,"keyTakeaways":672,"locale":677,"mentions":678,"meta":679,"modifiedTime":625,"navigation":680,"path":681,"primaryAbout":639,"primaryKeyword":682,"publicationTime":683,"retrospective":639,"reviewedAt":639,"secondaryKeywords":684,"seo":688,"stem":689,"topicCluster":690,"__hash__":691},"blog\u002Fnusa-dua-property-prices-roi-what-investors-should-expect-in-2026.md","Nusa Dua Property Prices & ROI: What Investors Should Expect in 2026","Oleg Levkovskiy",{"type":8,"value":9,"toc":597},"minimark",[10,15,37,41,45,48,53,105,108,122,133,137,140,143,168,171,175,179,233,236,240,244,258,262,273,276,280,346,349,353,356,402,405,409,412,458,462,465,468,479,483,529,532,536,539,549,553],[11,12,14],"h2",{"id":13},"key-takeaways","Key takeaways",[16,17,18,22,25,28,31,34],"ul",{},[19,20,21],"li",{},"Nusa Dua property prices are higher than the Bali average, reflecting safety and exclusivity",[19,23,24],{},"Entry prices for villas typically start around $400,000",[19,26,27],{},"Luxury villas range from $700,000 to $1.5M+",[19,29,30],{},"Typical gross rental ROI is 7–10%, with net ROI around 5–8%",[19,32,33],{},"Nusa Dua offers lower volatility and lower downside risk than most Bali areas",[19,35,36],{},"It is best suited for long-term, conservative, and luxury-focused investors",[38,39,40],"p",{},"This page explains realistic prices, returns, and risk-adjusted performance of property investment in Nusa Dua.",[11,42,44],{"id":43},"how-much-does-property-cost-in-nusa-dua","How much does property cost in Nusa Dua?",[38,46,47],{},"Short answer: Property in Nusa Dua is among the most expensive in Bali, but also among the most stable.",[49,50,52],"h3",{"id":51},"nusa-dua-villa-price-ranges-2026","Nusa Dua villa price ranges (2026)",[54,55,56,69],"table",{},[57,58,59],"thead",{},[60,61,62,66],"tr",{},[63,64,65],"th",{},"Property type",[63,67,68],{},"Typical price range",[70,71,72,81,89,97],"tbody",{},[60,73,74,78],{},[75,76,77],"td",{},"Entry-level villas",[75,79,80],{},"$400,000 – $600,000",[60,82,83,86],{},[75,84,85],{},"Mid-range villas",[75,87,88],{},"$600,000 – $900,000",[60,90,91,94],{},[75,92,93],{},"Luxury villas",[75,95,96],{},"$900,000 – $1.5M+",[60,98,99,102],{},[75,100,101],{},"Resort-adjacent properties",[75,103,104],{},"$1M+",[38,106,107],{},"Prices depend heavily on:",[16,109,110,113,116,119],{},[19,111,112],{},"Proximity to resorts or beach",[19,114,115],{},"Zoning classification",[19,117,118],{},"Infrastructure access",[19,120,121],{},"Privacy and security level",[123,124,130],"prose-cta",{"eyebrow":125,"tool":126,"tool-label":127,"variant":128,"wa-source":129},"See where the premium sits","\u002Ftools\u002Fprice-heatmap","Bali price heatmap","tool","nusa-dua-property-prices-roi-what-investors-should-expect-in-2026-mid",[38,131,132],{},"Nusa Dua's $400k entry runs well above the Bali average. The price heatmap shows how that premium maps against neighbouring zones before you anchor on a single listing.",[11,134,136],{"id":135},"why-nusa-dua-prices-are-higher-than-other-bali-areas","Why Nusa Dua prices are higher than other Bali areas",[38,138,139],{},"Nusa Dua prices include a risk-reduction premium.",[38,141,142],{},"Key price drivers:",[16,144,145,156,159,162,165],{},[19,146,147,148,155],{},"Master-planned resort zoning (managed by ",[149,150,154],"a",{"href":151,"rel":152},"https:\u002F\u002Fwww.itdc.co.id\u002F",[153],"nofollow","ITDC",")",[19,157,158],{},"Strict development control",[19,160,161],{},"Limited new supply",[19,163,164],{},"Government-backed infrastructure",[19,166,167],{},"Lower legal and zoning risk",[38,169,170],{},"In contrast to open markets, price stability matters more than speculation here.",[11,172,174],{"id":173},"nusa-dua-rental-roi-realistic-numbers","Nusa Dua rental ROI – realistic numbers",[49,176,178],{"id":177},"typical-rental-performance","Typical rental performance",[54,180,181,191],{},[57,182,183],{},[60,184,185,188],{},[63,186,187],{},"Metric",[63,189,190],{},"Range",[70,192,193,201,209,217,225],{},[60,194,195,198],{},[75,196,197],{},"Gross ROI",[75,199,200],{},"7–10%",[60,202,203,206],{},[75,204,205],{},"Net ROI",[75,207,208],{},"5–8%",[60,210,211,214],{},[75,212,213],{},"Occupancy",[75,215,216],{},"Stable",[60,218,219,222],{},[75,220,221],{},"Seasonality",[75,223,224],{},"Moderate",[60,226,227,230],{},[75,228,229],{},"Volatility",[75,231,232],{},"Low",[38,234,235],{},"Returns are lower than high-yield zones like Canggu, but far more predictable.",[11,237,239],{"id":238},"what-type-of-rental-performs-best-in-nusa-dua","What type of rental performs best in Nusa Dua?",[49,241,243],{"id":242},"best-performing-assets","Best-performing assets",[16,245,246,249,252,255],{},[19,247,248],{},"Luxury private villas",[19,250,251],{},"Family-friendly layouts",[19,253,254],{},"Quiet, secure compounds",[19,256,257],{},"Villas positioned as resort alternatives",[49,259,261],{"id":260},"what-performs-poorly","What performs poorly",[16,263,264,267,270],{},[19,265,266],{},"Budget villas",[19,268,269],{},"Overcrowded developments",[19,271,272],{},"Aggressive short-stay models",[38,274,275],{},"In Nusa Dua, quality beats quantity.",[11,277,279],{"id":278},"price-vs-roi-nusa-dua-compared-to-other-bali-areas","Price vs ROI: Nusa Dua compared to other Bali areas",[54,281,282,297],{},[57,283,284],{},[60,285,286,289,292,294],{},[63,287,288],{},"Area",[63,290,291],{},"Entry price",[63,293,197],{},[63,295,296],{},"Risk",[70,298,299,312,324,335],{},[60,300,301,304,307,310],{},[75,302,303],{},"Nusa Dua",[75,305,306],{},"High",[75,308,309],{},"Medium",[75,311,232],{},[60,313,314,317,319,321],{},[75,315,316],{},"Canggu",[75,318,309],{},[75,320,306],{},[75,322,323],{},"Medium–high",[60,325,326,329,331,333],{},[75,327,328],{},"Uluwatu",[75,330,309],{},[75,332,306],{},[75,334,309],{},[60,336,337,340,342,344],{},[75,338,339],{},"Seminyak",[75,341,306],{},[75,343,309],{},[75,345,232],{},[38,347,348],{},"Nusa Dua delivers strong risk-adjusted returns, not maximum yield.",[11,350,352],{"id":351},"leasehold-length-and-price-impact-in-nusa-dua","Leasehold length and price impact in Nusa Dua",[38,354,355],{},"Lease quality is critical.",[54,357,358,368],{},[57,359,360],{},[60,361,362,365],{},[63,363,364],{},"Lease term",[63,366,367],{},"Market impact",[70,369,370,378,386,394],{},[60,371,372,375],{},[75,373,374],{},"30+ years",[75,376,377],{},"Premium pricing",[60,379,380,383],{},[75,381,382],{},"25–29 years",[75,384,385],{},"Market standard",[60,387,388,391],{},[75,389,390],{},"20–24 years",[75,392,393],{},"Discounted",[60,395,396,399],{},[75,397,398],{},"Below 20 years",[75,400,401],{},"High risk",[38,403,404],{},"Foreign buyers should avoid leases below 20 years unless extensions are contractually guaranteed.",[11,406,408],{"id":407},"total-investment-cost-beyond-purchase-price","Total investment cost beyond purchase price",[38,410,411],{},"Foreign buyers should budget an additional 5–10% for:",[54,413,414,424],{},[57,415,416],{},[60,417,418,421],{},[63,419,420],{},"Cost item",[63,422,423],{},"Typical range",[70,425,426,434,442,450],{},[60,427,428,431],{},[75,429,430],{},"Legal & notary fees",[75,432,433],{},"1–2%",[60,435,436,439],{},[75,437,438],{},"Registration & taxes",[75,440,441],{},"2–3%",[60,443,444,447],{},[75,445,446],{},"Due diligence",[75,448,449],{},"Case-based",[60,451,452,455],{},[75,453,454],{},"Furnishing \u002F setup",[75,456,457],{},"Variable",[11,459,461],{"id":460},"are-nusa-dua-property-prices-overpriced","Are Nusa Dua property prices overpriced?",[38,463,464],{},"Short answer: no – but they are fully priced.",[38,466,467],{},"Nusa Dua is not a bargain market or a speculative market. It is:",[16,469,470,473,476],{},[19,471,472],{},"A defensive real-estate play",[19,474,475],{},"A capital-preservation market",[19,477,478],{},"A lifestyle-driven luxury market",[11,480,482],{"id":481},"buying-in-nusa-dua-for-living-vs-investment","Buying in Nusa Dua for living vs investment",[54,484,485,495],{},[57,486,487],{},[60,488,489,492],{},[63,490,491],{},"Goal",[63,493,494],{},"Suitability",[70,496,497,505,513,521],{},[60,498,499,502],{},[75,500,501],{},"Living",[75,503,504],{},"Excellent",[60,506,507,510],{},[75,508,509],{},"Investment",[75,511,512],{},"Good",[60,514,515,518],{},[75,516,517],{},"Mixed use",[75,519,520],{},"Very good",[60,522,523,526],{},[75,524,525],{},"Speculation",[75,527,528],{},"Poor",[38,530,531],{},"Many buyers choose personal use plus selective rental, which fits Nusa Dua perfectly.",[11,533,535],{"id":534},"final-verdict","Final verdict",[38,537,538],{},"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.",[123,540,546],{"eyebrow":541,"tool":126,"tool-label":127,"variant":542,"wa-source":543,"expert-line":544,"title":545},"Price the risk-adjusted case","full","nusa-dua-property-prices-roi-what-investors-should-expect-in-2026-end","A written editorial read on a specific Nusa Dua listing, not a sales call","Is this Nusa Dua price fully or over-priced?",[38,547,548],{},"Nusa Dua is fully priced, not a bargain or speculative market. Cross-check the listing against the heatmap, then send the editorial desk the specific property for a written read on whether its asking price holds up against the zone.",[11,550,552],{"id":551},"related-analysis","Related analysis",[16,554,555,561,567,573,579,585,591],{},[19,556,557],{},[149,558,560],{"href":559},"\u002Fnusa-dua-property-investment-guide-luxury-low-risk-market","Nusa Dua property investment guide",[19,562,563],{},[149,564,566],{"href":565},"\u002Fis-nusa-dua-good-for-property-investment-in-2026","Is Nusa Dua good for property investment in 2026?",[19,568,569],{},[149,570,572],{"href":571},"\u002Fnusa-dua-vs-canggu-property-investment-which-is-better-in-2026","Nusa Dua vs Canggu property investment",[19,574,575],{},[149,576,578],{"href":577},"\u002Fbali-villa-prices-in-2026-what-foreign-buyers-should-expect","Bali villa prices in 2026",[19,580,581],{},[149,582,584],{"href":583},"\u002Ffast-track-bali-investor-shortlist","Fast-Track Bali Investor Shortlist",[19,586,587],{},[149,588,590],{"href":589},"\u002Fmarket-report-q2-2026","Q2 2026 Bali property market report",[19,592,593],{},[149,594,596],{"href":595},"\u002Fbali-investor-briefing","Book a 1:1 investor briefing with the editorial desk",{"title":598,"searchDepth":599,"depth":600,"links":601},"",2,3,[602,603,606,607,610,614,615,616,617,618,619,620],{"id":13,"depth":599,"text":14},{"id":43,"depth":599,"text":44,"children":604},[605],{"id":51,"depth":600,"text":52},{"id":135,"depth":599,"text":136},{"id":173,"depth":599,"text":174,"children":608},[609],{"id":177,"depth":600,"text":178},{"id":238,"depth":599,"text":239,"children":611},[612,613],{"id":242,"depth":600,"text":243},{"id":260,"depth":600,"text":261},{"id":278,"depth":599,"text":279},{"id":351,"depth":599,"text":352},{"id":407,"depth":599,"text":408},{"id":460,"depth":599,"text":461},{"id":481,"depth":599,"text":482},{"id":534,"depth":599,"text":535},{"id":551,"depth":599,"text":552},"https:\u002F\u002Fbalivillaselect.com\u002Fnusa-dua-property-prices-roi-what-investors-should-expect-in-2026",[623,626,629,632,635],{"source":624,"url":151,"accessedDate":625},"Indonesia Tourism Development Corporation (ITDC) – Nusa Dua zone data","2026-04-18",{"source":627,"url":628,"accessedDate":625},"Statistics Indonesia (BPS) – Bali tourism & occupancy","https:\u002F\u002Fbali.bps.go.id\u002F",{"source":630,"url":631,"accessedDate":625},"Bali Tourism Board","https:\u002F\u002Fwww.balitourismboard.or.id\u002F",{"source":633,"url":634,"accessedDate":625},"Knight Frank Asia-Pacific Wealth Report","https:\u002F\u002Fwww.knightfrank.com\u002Fwealthreport",{"source":636,"url":637,"accessedDate":638},"Wikipedia – Nusa Dua","https:\u002F\u002Fen.wikipedia.org\u002Fwiki\u002FNusa_Dua","2026-04-25",null,"Nusa Dua villa prices and realistic ROI for 2026 – entry $400k, luxury $1.5M+. Gross 7–10%, net 5–8%. Risk-adjusted return framework for foreign buyers.","md",[643,645,648,651,654],{"question":44,"answer":644},"Most villas range from $400,000 to $1.5M+, depending on location, size, build quality, and proximity to the resort zone.",{"question":646,"answer":647},"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.",{"question":649,"answer":650},"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.",{"question":652,"answer":653},"Is Nusa Dua good for long-term investment?","Yes, especially for conservative, luxury-focused investors with 5–10+ year horizons.",{"question":655,"answer":656},"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.",[],[],[],[661],{"lang":662,"url":663},"ru","\u002Fru\u002Fnusa-dua-tseny-roi","Overhead view of a Nusa Dua villa compound with infinity pool at golden hour, illustrating nusa dua property prices roi 2026","\u002Farticles\u002Fnusa-dua-prices\u002Fhero.webp",[667,668,669,670,671],"nusa-dua-property-investment-guide-luxury-low-risk-market","is-nusa-dua-good-for-property-investment-in-2026","nusa-dua-vs-canggu-property-investment-which-is-better-in-2026","bali-villa-prices-in-2026-what-foreign-buyers-should-expect","fast-track-bali-investor-shortlist",[673,674,675,676],"Entry-level Nusa Dua villas start around $400,000; mid-range $600,000–$900,000; luxury $900,000–$1.5M+; resort-adjacent $1M+.","Typical gross ROI is 7–10%; net ROI 5–8% after management, maintenance, and vacancy costs.","The price premium vs other Bali areas reflects a 'risk-reduction premium' – master-planned zoning, infrastructure, low legal risk.","Budget an additional 5–10% above purchase price for legal fees, registration, taxes, and setup costs.","en",[],{},true,"\u002Fnusa-dua-property-prices-roi-what-investors-should-expect-in-2026","nusa dua property prices roi 2026","2026-01-31",[685,686,687],"nusa dua villa cost","nusa dua rental yield","bali luxury property prices",{"title":5,"description":640},"nusa-dua-property-prices-roi-what-investors-should-expect-in-2026","primer","VEh1mutxxS_scIVKUPSpxwovkPVZFyhoEIjn4LbW8qY",1780135825800]