What does a Nobia DUA villa cost?
Entry price IDR 5.4 billion · €267,000 — temporarily including the turn-key package (worth €5,000, Airbnb-ready). Price rises in phases with construction to €299,000 at completion (Dec 2026). 2 of 4 villas still available; once this phase closes, the included turn-key advantage ends. In accordance with Indonesian law (UU No. 7/2011), all transactions are settled in Indonesian Rupiah (IDR). Euro amounts shown are indicative based on current exchange rates; the final IDR amount is fixed in the purchase agreement.
In which currency do I pay?
In accordance with Indonesian law (UU No. 7/2011), all transactions are settled in Indonesian Rupiah (IDR). Prices are quoted in IDR (Nobia DUA IDR 5.4 billion, Luna Uluwatu IDR 7 billion) with euro amounts as an indication based on current exchange rates. The final IDR amount is fixed in the purchase agreement. The payment schedule follows construction milestones: 10% down · 50% at contract · 20% at 65% construction · 15% at 80% · 5% at handover.
What return can I expect on a Nobia DUA villa?
Indicative in EUR at an average nightly rate of €220: 70% occupancy → 10% net return (payback ~9.5 years); 80% → 11–12% net (~7.9 years); 90% → 13–15% net (~6.7 years). Our headline expectation is 12.3% at ~80%. Electricity, insurance, Airbnb fee, local tax (10%) and villa management (20%) are already included in these figures. Actual settlement is in IDR.
What does Nobia DUA include (size, layout)?
Per villa: 135 m² built + 40 m² rooftop with kitchen/BBQ, on a 1.5-are private plot. Two ensuite bedrooms, climate-controlled living, private pool. Turn-key delivery.
Where exactly are the projects located?
Nobia DUA and Luna Uluwatu sit 2 minutes from Nyang Nyang Beach and 5 minutes from Uluwatu Temple. Both plots are in the Orange Zone (mixed commercial zoning) — short-term rental such as Airbnb is legally permitted.
Can foreigners own property in Bali?
Foreigners cannot hold freehold (Hak Milik) in Indonesia, but they can hold leasehold in their own name. Nobia DUA is offered on a 26-year leasehold with a 25-year extension option (51 years total). Land was leased in July 2025 with clean title, mortgage- and debt-free.
How do the Nobia DUA payment phases work?
10% down payment · 50% at contract · 20% at 65% construction · 15% at 80% · 5% at handover. Every payment is tied to visible on-site progress.
Who manages the villa and rental after handover?
We work with multiple proven villa management companies in Uluwatu — you can choose which one runs your villa. The ~20% management fee is already included in the ROI table. Self-management is also possible.
When does construction start and finish?
Nobia DUA: construction starts November 2025, delivery December 2026. Luna Uluwatu: 12-month build time from contract.
Can I visit a villa in person?
Yes. NOBIA in Bingin (v1 of Nobia DUA) and Luna Seseh (v1 of Luna Uluwatu) are delivered and serve as show units — book a visit via WhatsApp.
Who builds the projects?
Pak Putu builds the NOBIA line (he also built NOBIA Bingin), Pak Made builds the Luna line (he also built Luna Seseh). Both 20+ years of villa experience. Design by a German hospitality-focused architecture studio, day-to-day supervision by our local senior site manager.
What does Luna Uluwatu cost and what does it include?
IDR 7 billion · €350,000 per villa, 1 of 2 remaining. Three bedrooms, 200 m² built area, large rooftop, 12-month build time, built by Pak Made. In accordance with Indonesian law (UU No. 7/2011), all transactions settle in IDR; euro amounts are indicative.
Where can I find all project information?
All project information lives on the project pages themselves — specs, floor plans, location, ROI table, payment phases, risks and photos of the delivered show units. The website contains the full brochure. Questions or want a viewing / video call? Message Felix directly on WhatsApp.