Nyala Villas Uluwatu
- AVA000834Nyang Nyang, Bali, Indonesia
Nyala Villas Uluwatu
- AVA000834Nyang Nyang, Bali, Indonesia
Image for representational purpose onlyDiscover Nyala Villas, an exclusive boutique development nestled in the sought-after Uluwatu region of Bali, where Moroccan-inspired design meets tropical luxury. These unique loft villas offer an unparalleled investment opportunity with high rental yield potential, situated in close proximity to the pristine shores of Nyang Nyang Beach. Each villa boasts a private pool, perfect for relaxation and rejuvenation, and a stunning rooftop terrace, ideal for enjoying panoramic views and Bali's breathtaking sunsets. Residents will appreciate the convenience of nearby amenities, including quality educational institutions such as ¥ Montessori School Bali (15 km) and ¥ Green School Bali (25 km), ensuring access to excellent schooling options. For daily necessities and local flavors, the vibrant Uluwatu Market (5 km) and Padang Padang Local Market (7 km) are just a short drive away, while peace of mind is assured with BIMC Hospital Nusa Dua (15 km) and Kasih Ibu General Hospital Kedonganan (14 km) providing comprehensive healthcare services. Seamless connectivity is guaranteed with Ngurah Rai International Airport (DPS) located just 18 km away (approximately 40 minutes), and the Kura-Kura Bus Stop in Jimbaran (10 km, approx. 25 minutes) offering convenient public transport options; plus, easy access to Jalan Uluwatu Raya (2 km, approx. 5 minutes) connects you effortlessly to the wider region.
Property Details
- Micro-market
- Nyang Nyang
- Property Type
- Villa
- Built-up Area
- 1,033 sq ft
- Status
- Under Construction
Project Timeline
Key milestones for this project, updated as the developer confirms them.
Project announcement
Booking Started
Construction Started
Expected Completion
To be announced soon
Available Properties
Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.
Inventory Type
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| Loft Villa | 1,033 sq ft | Price on request | - |
Amenities
Outdoor
- Pool: Private Pool
- Roof: Rooftop Terrace
Other
- Near Pristine Beach
- Tropical Luxury
- Boutique Development
- Rooftop Terrace
- Private Swimming Pool
- Moroccan-Inspired Design
- Secure Leasehold Investment
- High Rental Yields
- Refined Interiors
Property Information
- Community: Nyang Nyang, Bali
- Project Name: Nyala Villas Uluwatu
- Listing Price: ₹1.83 Cr
- List Date: Feb 14, 2026
- Listing ID: AVA000834
- Status: Under Construction
Can you own this, and how?
Ownership rights depend on three things: the type of asset, where it sits, and who you are as a buyer. Here is the framework for this property, before you speak to a lawyer.
I am buying as:
- Status
- Permitted, Hak Milik freehold
- What you actually hold
- You hold Hak Milik, the strongest title in Indonesian law. It is perpetual, inheritable and can be mortgaged.
- Key rules and restrictions
- Hak Milik is reserved for Indonesian citizens and a short list of approved legal entities.
- An Indonesian citizen who marries a foreigner without a prenuptial agreement can lose the ability to hold Hak Milik, because of the joint marital property rule.
- The certificate must be checked at the BPN office for pending disputes and mortgages.
- Funds and process
- Remit in foreign currency to an Indonesian bank account and keep the transfer records. The deed is signed before a PPAT land deed officer and registered at the local BPN land office. Do not pay the seller directly before the PPAT check on the certificate is complete.
- Taxes
- The buyer pays BPHTB land and building acquisition duty at 5% of the value above the regional threshold. The seller pays PPh final at 2.5% of the transfer value. Annual PBB land and building tax runs up to 0.5% of assessed value. VAT and luxury tax can apply on new build purchases from a developer. Round trip costs commonly land in the 9% to 14% range once notary and agent fees are counted.
- Verify before you buy
- Have the PPAT run a certificate check at the BPN office before any deposit.
- Check the zoning permit for the intended use of the building.
- Confirm the building permit matches what is actually built.
Buyer orientation, not legal advice. Ownership rules change and turn on specifics. Confirm with a qualified lawyer in Indonesia before you commit.
About the developer
Swatch Architects is a London-born, Bali-based boutique architecture and design practice, not a developer itself. It designed Nyala Villas, ten wellness-focused villas on the Nyang Nyang cliffs near Uluwatu, Bali, and has worked on other residential projects in Uluwatu, Bingin, Umalas and Ubud.
Location
Nyang Nyang, Uluwatu, Bali, Indonesia
- Airport: Ngurah Rai International Airport - 18 km
- Hospital: Kasih Ibu General Hospital Kedonganan - 14 km
- Highway: Jalan Uluwatu Raya - 2 km
- Tourist hub: Nyang Nyang Beach - Steps away
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 9.4 / 10 | Nyang Nyang Beach | Beach | Early morning | 0.1 km |
| 9 / 10 | Uluwatu Temple | Temple | Sunset | 7.4 km |
| 9.2 / 10 | Garuda Wisnu Kencana (GWK) Cultural Park | Cultural Park | Late afternoon | 8.1 km |
| 8.8 / 10 | Padang Padang Beach | Beach | Morning | 7 km |
Ownership costs
What owning this home costs
1Buying
The price, and how you pay for it.
2Running costs
What it costs to keep, every month.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.