Rendering · The One, pool and residencesNusa Dua · Bali
The One
A resort community of apartments, townhouses and villas, among Nusa Dua’s five-star hotels.
Off-plan · completion Q3 2027
Title
Leasehold 25 + 15 years
Phase 1
130 units
From
USD 101,884
Completion
Q3 2027, per developer
Our relationship
Sales partner of the developer. We receive a commission from the developer on a sale; the terms are available on request.
Developer: Almal Real Estate Developer (Almal Group: Dubai, Ras Al Khaimah, Bali, Koh Samui, Limassol)
Our reviewIn progress
The figures on this page are the developer’s. We have not yet closed our checklist for this project.
Still open
- Land certificate and lease deed (25 + 15 years)
- Building approval (PBG) and zoning
- Construction contract and progress evidence
- Independent rental comparables for Nusa Dua
Overview
Resort living in Nusa Dua.
Phase 1 has 130 residences on 10,000 m² of land in the pink tourism zone: apartments, 1-bedroom townhouses and 2-bedroom villas, with pools, a rooftop restaurant, and a gym and spa. Later phases add padel and tennis courts, a kids’ area and shops.
- 10,000 m² land · 9,000 m² built
- Phase 1: 88 apartments, 30 townhouses, 12 villas
- Managed rental programme by the developer
Rendering · Lagoon pool
Rendering · Townhouses
Rendering · 2-bedroom villa
Rendering · Townhouse living room
Rendering · Rooftop diningImages are the developer’s renderings unless marked as photographs.
Location
Nusa Dua.
Bali’s most established resort enclave, next to the Hilton, Kempinski, The Ritz-Carlton, St. Regis and Mulia.
| Destination | Distance |
|---|---|
| Beaches and five-star resorts | 5 min |
| Uluwatu cliff bars | 20 min |
| Ngurah Rai International Airport | 25 min |
| Seminyak | 60 min |
Developer sales material, 2025. Drive times vary with traffic.
Units and prices
What is available.
| Type | Size | Available | From |
|---|---|---|---|
| Studio apartment | 36–38 m² | 6 | USD 101,884 |
| 1-bedroom apartment | 60–69 m² | 6 | USD 180,320 |
| 1-bedroom townhouse, ocean view | 72 m² | 2 | USD 281,750 |
| 2-bedroom villa | 110 m² | 1 | USD 476,675 |
Developer public inventory, 11 May 2026 (15 units). Launch prices in 2025 started at USD 85,000. Confirm current availability.
Payment plan · Paid over 18 months.
| Payment | When | Share |
|---|---|---|
| Down payment | On signing | 25% |
| Instalments 1–6 | Every 3 months after signing | 6 × 12.5% |
Instalments follow the calendar, not construction progress. You keep paying if the build slows down.
What you own
A leasehold unit in a managed resort.
Foreigners cannot hold freehold land in Indonesia. You buy a leasehold right to a specific unit.
What you own
- The right to use, rent out and sell your unit for 25 years.
- A priority right to extend by 15 years.
- Access to the resort’s shared facilities.
What you do not own
- The land.
- A fixed extension price. Extension terms to confirm.
- Control over the resort’s management.
From the developer’s sales material. Lease structure and extension terms to be confirmed by independent counsel.
The numbers
The developer’s rental model.
The developer calls this its pessimistic scenario. We show it as given, then what we see in it.
Developer’s figures
1-bedroom apartment, forest view · year 1
- Price used
- USD 156,800 (May 2025)
- Average daily rate
- USD 168
- Occupancy
- 65%, rising to 85% by year 5
- Gross income
- USD 39,858
- Booking 16% · utilities 6% · admin 8% · marketing 1.5%
- −USD 12,555
- Management (20% of operating profit)
- −USD 5,461
- Tax on withdrawal (10%)
- −USD 2,184
- Net income
- USD 19,658
- Developer’s ROI
- 13% in year 1, 19% by year 5
Almal, ROI Calculation Pessimistic Scenario, 26 May 2025.
Our reading
- 01On today’s price for the same unit type (USD 180,320) the same year-1 income is 10.9%, not 13%.
- 02Rates and occupancy rise every year in the model. The later years are a forecast, not a floor.
- 03Tax is assumed at 10%. We use 20% for EM Villas. Confirm with a tax adviser.
- 04Lease run-down is not counted: over 25 years the price costs 4% a year.
Risks
What could go wrong.
ConstructionExposure: High
What could happen
An off-plan resort by a developer new to Bali is delayed.
What we do about it
We ask for the construction contract and progress evidence before recommending a unit. Not yet done.
What remains your risk
Payments are time-based, so you may pay in full before the building is finished.
OccupancyExposure: Medium
What could happen
Nusa Dua has many large hotels competing for the same guests.
What we do about it
We will add independent rental data for Nusa Dua next to the developer’s model. Not yet done.
What remains your risk
Income may stay well below the model.
TermExposure: High
What could happen
A 25-year lease is short, and the unit loses value as the term runs down.
What we do about it
We show the yield after spreading the price over the lease.
What remains your risk
Resale value late in the term.
CurrencyExposure: High
What could happen
Prices and income are in US dollars.
What we do about it
We show every figure in the currency it is earned in.
What remains your risk
All currency risk.
Timeline
Developer milestones.
2025
Sales launch
To be confirmed
Construction
Q3 2027
Completion, phase 1
Dates from the developer. Construction start and current progress to confirm.
Questions about The One?
A 30-minute call. We tell you what we know and what we have not verified yet.