UNBEATABLE LAND INVESTMENT IN NUSA CENINGAN 🏝️

Own a piece of paradise at the lowest price on the island! This prime plot offers a rare combination of scale, accessibility, and breathtaking ocean views, making it the ultimate opportunity for developers and investors.

Size: 8,700 m² (87 Are)
Views: Panoramic Full Sea View
Frontage: 32m wide main road access
Topography: Naturally sloped (ideal for tiered villa plots or a luxury hotel)
Price: Only 235jt/Are — The cheapest in Ceningan!
Total Investment: IDR 20,5Mrp / 1,2Million USD

Why This Plot?

The natural layout is perfectly suited for a central access road with terraced villas. This ensures that every single unit retains a permanent, unobstructed sea view—maximizing the resale value of your future development.

Whether you are looking to build a luxury boutique hotel or a premium villa complex, this land provides the space and the "wow factor" needed to stand out in the Ceningan market.

Secure your future in Bali's most rapidly growing neighboring island.

Ceningan development proposal

Nusa Ceningan is the smallest of the three Nusa Islands, offering a more secluded and rustic "old Bali" atmosphere compared to the mainland. Known for its turquoise lagoons and dramatic cliffs, it has rapidly become a high-growth investment frontier for boutique eco-luxury developments.

The Nusa Ceningan Lifestyle & Investment Vibe

Nusa Ceningan is defined by its intimacy. While Nusa Lembongan has more established infrastructure, Ceningan is where investors go for "barefoot luxury" and high-impact visual appeal.

Growth Potential: Property appreciation in the Nusa Islands typically ranges from 7% to 15% annually, driven by a 27% year-on-year increase in active rental listings.
Accessibility: Accessible via a 30-minute speedboat from Sanur followed by a short crossing of the iconic Yellow Bridge. Its small size means most attractions—like the Blue Lagoon and Secret Beach—are within minutes of each other.
Target Market: The island attracts high-end "lifestyle travelers," surfers, and wellness enthusiasts who value privacy over the busy nightlife of mainland Bali.

Land Specifications & Development Potential

Proposal for 15 villas on a terraced slope is a strategic use of the island’s unique land characteristics.

Topography and Layout

Ceningan island

Star rating: 4.7 out of 5 stars 4.7

Category: 📍 Natural feature

Sloped Terrain: Ceningan island Click to open side panel for more information 's hills typically have a 3–8% slope. This is a massive advantage for development, as it allows for "tiered" construction where every villa maintains an unobstructed panoramic sea view.
Road Access: A dedicated side-access road, as shown in your proposal, is essential for maintaining the privacy of the villas while ensuring guest convenience.
Building Height: Bali enforces a strict 15-meter height limit (the "coconut tree rule"). On a slope, this usually means villas must follow the natural contour of the land rather than stacking vertically.

Zoning & Regulations

Tourism Zone (Pink): For a 15-villa development, the land must be in a Pink (Tourism) or Yellow (Residential) zone. Only Pink zones officially allow for commercial-scale hotel and resort licenses.
Setbacks (Sempadan): Since much of Ceningan is coastal, be aware of the "Sempadan Tebing" (cliff setback) or "Sempadan Pantai" (beach setback) rules, which typically require construction to be 100 meters from the high-tide line or a specific distance from cliff edges.
Density: Your plan for 15 units on the 8,700 m² plot is well-aligned with the Building Coverage Ratio (KDB), which generally limits building footprints to 50–60% of the total land area to preserve green space.

PROJECT TIMELINE (24 MONTHS)

INVESTMENT

Estimated Total Investment: IDR 37.5B – 54B (Approx. $2.4M – $3.5M USD)

Estimated Investment Framework ( 87 are)

Note: These are professional estimates for high-end luxury standards in the Bali region.

Why This Project is High Value

Because the HGB is ready and it's already in a PMA, you are saving an investor 6 to 12 months of administrative waiting time and thousands of dollars in legal setup. In Bali real estate, "Ready to Build" with clear access is the most significant selling point.

Strategic Exit Options

Option A: The "Build-to-Sell" Model (Fastest Capital Return)

This model focuses on selling the individual villas as private vacation homes while retaining a management contract.

The Strategy: Sell each of the 15 villas on a long-term leasehold or sub-HGB basis to individual private buyers.
Financial Target: Sell units for 1.5x to 2x the construction cost.
The "Indo-Terra" Advantage: By selling 10 villas, the investor can recoup the entire 87are land cost and construction debt, leaving 5 villas as pure profit and a recurring management fee for the whole estate.

Option B: The "Boutique Hotel" Model (Highest Long-Term ROI)

This model focuses on high-yield daily rentals and capital appreciation of the land and brand.

The Strategy: Operate the site as a unified luxury wellness resort. Payangan is currently achieving some of the highest ADRs (Average Daily Rates) in Bali, often exceeding Ubud center due to the "exclusive jungle" demand.
Financial Target: Target a 12% – 18% annual yield through high-occupancy luxury rentals.

The Exit: After 5 years of operation and a proven track record of revenue, sell the entire "Going Concern" (the business, land, and brand) to a global hotel fund or a private equity group.