Badung · Established
The only area in Bali built to a master plan, with wide roads, security, convention centres and reef-protected beaches. The market is luxury villas and resort residences from $400k. There is no short-term rental data, since hotels fill that role.
Photos: Wikimedia Commons · Nusa Dua beach, a calm lagoon behind the reef © GdML, CC BY-SA 4.0 · Water Blow, waves against the rocks © Chapsorini, CC BY-SA 4.0 · Southern gate of the ITDC resort zone © CEphoto, Uwe Aranas, CC BY-SA 3.0 · Manicured promenade, the area's standard © Albert0821, CC BY-SA 4.0
Nusa Dua was created in the 1970s as the state ITDC resort zone. Land inside is HGB/HPL on long terms, building only by plan. Around the zone (Sawangan, Pandawa, Tanjung Benoa) is a normal market of villas, view plots and Pandawa beachfront up to IDR 1.55B per are.
Buyers are conservative, mostly the Indonesian elite, families and MICE guests. Yields are counted on long contracts and resort management (7–10% gross, 5–8% net by local agency estimates), not on Airbnb.
Badung · -8.8000, 115.2300 · Google Maps
DOMA rating, 5 = highest on the island. Land and nightly rate mean price level. Occupancy is AirROI against the island average. Infrastructure covers hospitals, schools and roads. Quiet is the inverse of traffic and nightlife.
| Metric | Value | Source |
|---|---|---|
| Land, freehold | IDR 330M–1.55B/are (Pandawa at the top) | Kibarer, 06.2026 |
| Land, leasehold | IDR ≈15M/are/yr (25 yrs) | Kibarer, 06.2026 |
| Villa (entry / mid / luxury) | $400–600k / $600–900k / $900k–1.5M+ | Bali Villa Select, Nusa Dua 2026, 18.04.2026 |
| Resort residences | from $1M | Bali Villa Select, Nusa Dua 2026, 18.04.2026 |
| Yield (agency estimate) | 7–10% gross, 5–8% net | Bali Villa Select, Nusa Dua 2026, 18.04.2026 |
| Short-term rental | no data (AirROI has no polygon), Jimbaran/Ungasan as proxy | AirROI, отчёты по районам с августа 2025 по июль 2026, 09.2026 |
Asking prices from listings. ADR and occupancy come from the AirROI polygon, Aug 2025 to Jul 2026. 1 are = 100 m². A forecast, not a guarantee.
| Listings with price (leasehold) | 33 |
|---|---|
| Median asking price | $202,000 |
| Middle half of the market | $170,000 – $390,000 |
| Median price per m² built | $1,920 |
| Median lease term | 26 years |
| Lease-Year Price, median | $7,800 per year |
| 2-bedroom villas, median price | $195,000 (n=14) |
| 2-bedroom villas, Lease-Year Price | $7,600 per year |
| Listings with 29+ lease years | 42% |
| Residential zoning (where stated) | 73% |
| Off-plan share | 42% |
DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026. Asking prices, not transactions. IDR converted at 17,960 per USD. Lease-Year Price = price ÷ lease years, see the DUVI definition. Zoning in a listing is not a permit, so check KKPR for the specific plot.
What a guest of a villa in Nusa Dua sees and where the owner's rental demand comes from. Distances are given from the centre of the area, photos are from Wikimedia Commons.
A rocky point on the east side of Peninsula Island where Indian Ocean waves hit a narrow cleft and shoot ten metres into the air. Best seen at high tide with a big swell from July to September. Next to it is a park with wooden walkways used for weddings and hotel evening events. The only place in Nusa Dua where the ocean looks wild.
White sand, a calm lagoon behind the reef and a view of Pura Geger temple on the cliff. It is considered the area's best beach. Families with children swim here, cafés with sunbeds work the sand and a surf school runs on the outer reef. Unlike beaches inside the ITDC zone, Geger is open to everyone, and Sawangan villas with clean titles surround it.
A kilometre-long white beach reached by a road cut through limestone cliffs with statues of Mahabharata heroes in the niches. The sea is calm, there are kayaks and sunbeds, and Indonesian families fill it at weekends. Land on the cliffs above Pandawa is among the area's most expensive, with ocean-view first line selling for up to IDR 1.55B per are.
A narrow peninsula north of the ITDC zone and Bali's watersports capital, with parasailing, flyboards, banana boats and trips to Turtle Island. Hotels here are simpler than in Nusa Dua, and Balinese, Bugis and Chinese communities live side by side with a mosque, a temple and a Chinese clan house on one street. Tanjung Benoa villas and condos are cheaper than Nusa Dua with the same 20 minutes to the airport.
A private museum of Asian and Pacific art with a collection of more than 600 works, including Balinese canvases by 20th-century European painters. Eleven halls in a quiet building inside the ITDC zone that tourists rarely reach. A good option for a rainy day and one of the few cultural sites in an area built around hotels.
An open-air shopping centre at the heart of the ITDC zone, with a supermarket, pharmacies, restaurants and souvenir rows for hotel guests. Dance shows are held in the evening. For Nusa Dua residents it is the nearest shopping, because there are no ordinary streets with shops inside the resort zone.
A small temple on the cliff above Geger beach with a view over the whole lagoon and the Nusa Dua hotels. The path to the temple passes seaweed plots still farmed here. One of the best sunset spots in the area and a reminder that Nusa Dua was a fishing village before the 1970s.
A park island with lawns, palms and a five-kilometre promenade along the lagoon where hotel guests jog and cycle. Major events are held here, from the G20 summit to festivals. The promenade links all the zone's hotels and ends at Water Blow. It is the island's best-kept coastal strip, and it explains why families choose the area.
Landmark photos: Wikimedia Commons · Water Blow © Chapsorini, CC BY-SA 4.0 · Geger Beach © GdML, CC BY-SA 4.0 · Pandawa Beach © Herryz, CC BY-SA 4.0 · Tanjung Benoa © Anton Leddin, CC BY-SA 4.0 · Museum Pasifika © Museum Pasifika, CC BY-SA 4.0 · Peninsula Island and the promenade © Albert0821, CC BY-SA 4.0
| Airport | 20–30 min via toll road |
|---|---|
| Beach | Nusa Dua / Geger / Pandawa |
| Clinics | BIMC Nusa Dua in the area |
| Schools | international schools nearby |
| Convention centres | BNDCC, BICC |
Drive times are typical off-peak estimates. Verify on Google Maps for a specific plot.
Inside, only resort residences on long-term HGB/HPL. Classic villas with clean titles sell outside the perimeter, in Sawangan, Pandawa and Tanjung Benoa.
Local agencies estimate 7–10% gross and 5–8% net with resort management and long contracts. There is no public Airbnb data for the area.
Entry $400–600k, mid $600–900k, luxury $900k–1.5M+, resort residences from $1M (Bali Villa Select, 04.2026).
Updated 2026-09-20. Not a public offer. DOMA is an investment partner in Bali. We do not run projects in this area unless stated on the page.
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