Nusa Dua: Real Case Study of Villa Investment with 5-Year ROI Forecast

Introduction: Why Nusa Dua Attracts Investors

Nusa Dua isn't just Bali's premium resort with white sand beaches and five-star hotels. For investors, it represents one of the island's most stable and predictable rental real estate markets. High demand from affluent tourists, concentration of global hotel infrastructure (Ritz-Carlton, Kempinski, St. Regis), and limited supply make it particularly attractive for investment.

In this article, based on data from Mirra Centre's analytical platform, we examine a real investment case study and analyze the factors that enable a 5-year return on investment.

Market Analysis: Comparative Analysis of Investment Opportunities in Nusa Dua

To assess the attractiveness of any opportunity, it must be compared against market realities. Our analytics, based on research of 42 two-bedroom villas in Nusa Dua, reveal the following competitive advantages:

Parameter	Analyzed Project	Nusa Dua Market Average	Investor Benefit
Villa Area	127 m²	97 m²	+31% usable area
Price per unit	IDR 4.72B ($295,000)	IDR 5.57B ($348,000)	15% below market
Price per m²	IDR 37.2M ($2,323)	IDR 57.4M ($3,588)	35% discount

Conclusion: The investor gets a larger property at a significantly lower price per square meter, creating a reliable "safety margin" and potential for capital growth.

Financial Model: From Investment to Total Return

Let's examine a detailed 5-year forecast that includes one year of construction and four full years of rental operation. Based on conservative 85% occupancy rate confirmed by property management data.

Parameter	Value	Comment
Acquisition cost	IDR 4.72B ($295,000)	Direct developer price
Projected value upon completion	IDR 5.66B ($354,000)	20% capitalization
Rental income (annual)	IDR 660.8M ($41,300)	14% annual yield
Resale value after 5 years	IDR 6.61B ($413,000)	40% capital gain
Total return over 5 years	IDR 4.53B ($283,200)	96% return on investment

Total return calculation: rental income over 4 years plus resale profit.

Factors Driving Projected Returns

Product Uniqueness. Architecture with unique elements, high ceilings, and private pools distinguish the project from standard offerings, enabling premium rental rates.
Professional Management. Partnership with a management company demonstrating 93.1% occupancy across their properties in 2024 minimizes operational risks and vacancies.
Legal and Construction Guarantees. PBG permit availability and commercial land status ensure transaction legality and construction warranties.

Conclusion: Editorial Insight from Mirra Centre

This case study demonstrates that Nusa Dua continues to offer quality investment opportunities. The key success factors aren't just the premium location, but also selecting the right property — one that offers the best price-to-quality ratio on the market.

A 5-year return on investment is an achievable goal when combining three factors: entry price below market average, unique product appealing to tenants, and professional management. Opportunities meeting all these criteria make Nusa Dua worthy of serious consideration for investors targeting medium-term horizons with resale potential.

This article is an independent analytical review prepared by Mirra Centre and is not personal investment advice. Conduct your own Due Diligence before making decisions. Calculation rate: 1 USD = 16,000 IDR.