FAQ

DEVELOPMENT TEAM

DEVELOPER

Nyala Villas is developed by KO Group, a Bali based investment and development company focused on smart ownership, investor experience and long term asset performance, supported by an integrated ecosystem for design, management and owner services across more than 40 villas on the island.

ARCHITECT

Architecture and interiors are led by Swatch Architects, a London trained, Bali based studio behind dozens of villas across the island. The team blends international design standards with local craftsmanship to create villas that are both beautiful and practical for rental use.

CONSTRUCTION TEAM / BUILDERS

Construction is delivered by Bali Prime Construction, a specialist contractor with over 11 years of experience, more than 120 units delivered or in progress, and a large in house team on the ground in Bali.

CONSTRUCTION QUALITY

The build is overseen by an experienced engineering and site management team focused on clear protocols, on site quality checks and transparent client reporting throughout the construction period.

MANAGEMENT & RENTAL OPERATOR

KO Group manages Nyala Villas through Ko Stay, its in house management arm, together with selected local partners. For owners who choose the fully managed option, Ko Stay and the appointed villa management team handle marketing, bookings, guest communication, cleaning and day to day operations.

TRANSFERRING ATTORNEY / NOTARY

A trusted local notary and legal team handle KYC, contracts and registrations for both Indonesian and foreign buyers. Buyers are also free to appoint their own independent notary or lawyer, although KO Group has established partnerships in place for a smoother process.

SALES PLATFORM & AGENTS

Sales are coordinated via selected Nyala sales partners and the online platform where buyers can view availability, see pricing and reserve units securely.

DEVELOPMENT FACTS

ADDRESS

Nyala Villas is located just above Nyang Nyang Beach in Uluwatu, South Bali, on the cliffside road leading down toward the beach.

‍Google Earth Pin

RESIDENCES

Nyala is a boutique collection of nine villas close to Nyang Nyang Beach:
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4 one bedroom villas,
3 two bedroom villas

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and 2 bespoke three bedroom villas, each with a private pool and rooftop terrace.

VILLA SPECS

Nyala has five villa types across nine units. All villas include a private pool, rooftop terrace and wellness focused layouts.‍

One Bedroom Type A (1A and 1B)

2 villas
Land: 110 m²
Built: 77 m²
Rooftop terrace: 19 m²
Scheduled completion: January 2027
Optional wellness upgrade: ice bath upgrade available at 8,000 USD (approx. 135 million IDR)

One Bedroom Type B (1C and 1D)

2 villas
Land: 120 m²
Built: 77 m²
Rooftop terrace: 19 m²
Scheduled completion: January 2027
Optional wellness upgrade: ice bath upgrade available at 8,000 USD (approx. 135 million IDR)

Two Bedroom Villas

3 villas
Land: 200 m²
Built: 125 m²
Rooftop terrace: 42 m²
Scheduled completion: January 2027
Optional wellness upgrade: combined ice bath and jacuzzi upgrade available at 15,000 USD (approx. 250 million IDR)

Three Bedroom Type 1 (3A)

1 villa
Land: 285 m²
Built: 170 m²
Rooftop terrace: 50 m²
Scheduled completion: March 2027
Optional wellness upgrade: ice bath upgrade available at 8,000 USD (approx. 135 million IDR)

Three Bedroom Type 2 (3B)

1 villa
Land: 270 m²
Built: 168 m²
Rooftop terrace: 40 m²
Scheduled completion: March 2027
Optional wellness upgrade: combined ice bath and jacuzzi upgrade available at 15,000 USD (approx. 250 million IDR)

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WELLNESS FEATURES

All villas are designed with wellness in mind, including private pools, rooftop sunset terraces and spa like bathrooms. Larger villas include built in saunas, and wellness upgrade packs can add ice baths and hot plunge pools.

FIXTURES, FINISHES AND UPGRADES

Villas use a warm, Moroccan inspired palette with hand finished textures, custom carpentry and quality fixtures. Buyers can choose from a menu of finishes and wellness upgrades to match their preferences while staying within the design language of the project.

FURNISHING

Curated furniture packages are available so your villa can be delivered fully furnished, styled and rental ready. Ember Circle buyers receive a turn key pack that includes furniture, linen and essentials.

AMENITIES

Each villa includes its own private pool, rooftop terrace and indoor outdoor living areas. Detailed amenity lists, including kitchen equipment and bedroom layouts, are provided in the brochure and technical specification.

UTILITIES

Water is planned via PDAM connection with reserve tanks for stability. Villas will be connected to standard Bali electricity and high speed internet options suitable for remote work.

SECURITY

The estate is planned with secure access, on site staff presence and modern security measures suitable for a boutique villa project.

PARKING

Parking is planned for scooters and small vehicles in line with the masterplan, with dedicated parking at each villa and additional guest parking within the estate.

CLIMATE CONTROL

Bedrooms and main indoor living areas are planned with air conditioning and fans to keep spaces comfortable year round.

WARRANTIES

Bali Prime Construction plans to provide a 10 year structural warranty, 5 year waterproofing warranty and a 1 year MEP and interior finishes warranty, along with a post handover snagging period.

CONSTRUCTION ISSUES: LEAKS, MOLD AND CRACKING

Design and construction decisions are made with Bali’s climate in mind. This includes proper waterproofing of roofs and wet areas, attention to drainage, adequate ventilation, and regular maintenance plans so that common local issues like leaks, mold and surface cracking are reduced as much as possible.

MATERIALS: LOCAL OR IMPORTED

Nyala uses a mix of high quality local materials together with selected imported fixtures where they add value in terms of durability, comfort or design.

LEVEL OF FINISHING COMPARED TO THE RENDERS

The intent is to deliver villas that closely match the design intent shown in the renders, using the same design language, materials palette and layout. Minor variations can occur due to sourcing and improvements during construction, but the specification sets clear standards for the level of finish you can expect.

CAN I VISIT THE SITE BEFORE INVESTING

Yes. You can visit the Nyala site and the Nyang Nyang area with a member of the sales team. Once show units or similar reference villas are ready, viewings can also be arranged.

RENTAL & MANAGEMENT

IS THERE A RENTAL PROGRAM

Yes. Nyala is designed as a fully managed villa product. KO Group manages rentals through Ko Stay and its appointed partners, who handle marketing, bookings, guest communication, cleaning and day to day operations for owners who choose this option.

RENTAL GUARANTEE

Reserve your Nyala villa on LaunchDay and, as part of the Ember Circle package, you unlock a guaranteed 12 % net rental return per year for the first 3 years, as long as your villa stays under KO Group or its appointed management partner such as Ko Stay.

HOW CAN KO GROUP GUARANTEE A MINIMUM 12 % NET ROI FOR 3 YEARS

The 12 % net ROI is a contractual guarantee backed by KO Group for the first 3 years. If your villa’s audited net rental income under KO Group management is lower than 12 % in any of those years, KO Group funds the difference as a top up, subject to the terms in the agreement. Force majeure events and other clearly defined exclusions are not covered.

CAN I CHOOSE MY OWN MANAGER

Yes, you can appoint your own villa manager if you prefer. If you do, your villa will be managed outside the KO Group program and the 3 year, 12 % net rental return guarantee will not apply.

OWNER STAYS

You can stay in your villa yourself and still keep it in the rental pool. The management team will set a simple owner stay policy so you can block out dates for personal use without disrupting confirmed bookings.

EXPECTED RETURNS

Based on today’s Nyang Nyang market data, Nyala’s rental models show net annual returns of roughly 13–19 %, with an assumed average increase in rental prices of around 5 % per year. Your ROI pack breaks this down clearly for each villa type and scenario using conservative, expected and accelerated cases.

WHAT ARE THE OCCUPANCY RATES BASED ON

Occupancy assumptions come from real market data for comparable villas in Uluwatu and Nyang Nyang, including sources such as AirDNA and local operator data. Scenarios in the ROI pack typically model occupancy in the 75–85 % range depending on villa type and pricing strategy.

WHY ARE THE ROI NUMBERS HIGH COMPARED TO OTHER MARKETS

Bali is one of the strongest short term rental markets globally, with projected net yields often in the 12–18 % range for well located villas. This is driven by a combination of strong tourism demand, relatively low build costs and high nightly rates in premium areas such as Uluwatu and Nyang Nyang. By contrast, many mature markets in Europe or the Gulf often see lower net yields once costs are included.

WHAT IS THE MANAGEMENT FEE

The standard management fee for Nyala Villas is 18 % of your gross rental revenue. This covers full day to day management of your villa: guest communication, check in and check out, booking platforms, pricing and promotions, on site coordination and overall oversight of your property.

WHAT ARE THE EXPECTED OPERATING COSTS

Operating costs are 15 % of your gross rental revenue. This covers utilities, cleaning, laundry, guest amenities and other day to day running costs needed to operate the villa for rentals.

HOW DO YOU HANDLE GUEST DAMAGE OR MISUSE

Guest damage is handled through standard short term rental procedures, including clear house rules, documented check in and check out, and damage reporting. Costs for confirmed damage are typically charged back to the guest via security deposits or platform claims where applicable. The exact framework is set out in the management agreement.

HOW OFTEN DO I RECEIVE RENTAL PAYOUTS

If your villa is managed through Ko Stay, rental payouts are made every quarter, together with clear reports and accounting so you can see bookings, revenue, fees and net profit.

If you choose your own management company, the payout schedule will follow their policy and your agreement with them.

DO I HAVE TO DO ANYTHING MYSELF

No, you do not. With the furniture package and Ko Stay management your villa is plug and play: fully fitted, fully furnished and run by a professional team, so setup, bookings, guests and daily operations are all taken care of for you. You simply receive reports, payouts and enjoy the villa when you want to use it.

INTERACTIVE SALES PLATFORM

HOW DOES IT WORK

After you register and sign up you receive access to the secure interactive price list for Nyala.

The platform allows you to:

Browse all available villas with layouts, prices and projected rental income
Use filters to narrow down by budget, bedroom count and wellness upgrades
See live availability in real time before and during LaunchDay
Shortlist your favorite villas ahead of LaunchDay so you are ready
Reserve your preferred villa directly from the platform once LaunchDay opens

Before LaunchDay you can only browse and shortlist units. On LaunchDay the reserve button appears next to your shortlisted villas so you can move quickly.

To reserve, you create a buyer profile, complete a short KYC form and pay the reservation fee shown on the platform to lock your villa while contracts are prepared.

WHERE DO I SEE FULL PRICING

Full price list, live availability and unit by unit details are visible inside the secure platform once you sign up.

BENEFITS OF BUYING AT LAUNCHDAY

Buying on LaunchDay gives you the strongest overall deal at Nyala and unlocks the Ember Circle founder package:

10,000 USD Founder’s Rebate
Automatically applied to your 12 month payment plan.
Full Custom Interior by Swatch Architects
Personalized FF&E design created by the architects who designed the project.
Bali Experience Journey for Two
Flights for you and your partner to Bali for villa handover, blessing ceremony, private driver, owners dinner and a full Ko Group experience.
Guaranteed 12 % Net ROI for the First 3 Years
Contractual 12 % net rental return per year for the first 3 years when your villa stays under KO Group management.
Turn Key Rental Pack
Villa delivered fully rental ready: beds, sheets, towels, linen, amenities and essentials already set up.
Villa Management Fast Track
Operational onboarding, rental setup, OTA listings, dynamic pricing and management activation handled for you.
Lifetime Access to the Ko Owners Circle
Exclusive founder community, early access to future phases and private events with KO Group.

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On LaunchDay, Ember Circle terms are only available during the live release window, and villas are reserved on a first come, first served basis among verified buyers.

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IS THE RESERVATION FEE REFUNDABLE

The standard reservation fee shown on the platform is 500 USD. It is non refundable and is used to secure your chosen villa and remove it from the public inventory so that allocation remains clean and fair.

WHAT HAPPENS AFTER I RESERVE A VILLA

After you reserve your villa on the sales platform, the steps are:

Your appointed sales advisor will follow up with a call to congratulate you and walk you through the Intent to Purchase Agreement, which must be signed and returned within 48 hours.
The initial down payment to lock in your villa is 10% of the purchase price, payable within 3 days of signing the Intent-to-Purchase agreement,. This amount is held in notary escrow and refundable only on failed Due Diligence.
Within 30 days, you pay an additional 30 % commitment deposit. This amount is also non refundable and fully secures your villa in the project.
The remaining 60 % is then paid over the 12-15 month construction period, tied to construction milestones.

DO I NEED TO BE IN BALI TO BUY

No. Most investors complete the full process remotely. Contracts can be signed via vetted online signing with KYC, video calls and courier support managed by the legal team.

WHERE WILL I FIND THIS FAQ

A shorter version of this FAQ appears on the main Nyala landing page, with the full document available to download inside the interactive platform for buyers who want more detail.

PURCHASE & OWNERSHIP

WHAT IS THE PRICE

Prices start from around USD 209,000 for one bedroom villas, with larger two and three bedroom villas priced higher. Exact prices by unit are listed in the interactive price list after sign up.

On LaunchDay, Ember Circle buyers receive a 10,000 USD Founder’s Rebate built into their 0 %, 12 month payment plan, so the effective starting price for a one bedroom villa is 199,000 USD.

IS THERE A PAYMENT PLAN

Yes. Nyala uses a 12 month, 0 % payment plan tied to construction milestones. The standard schedule is:

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10 % - Down payment
30 % - Commitment Deposit
20 % - Installment 1
20 % - Installment 2
15 % - Installment 3
5 % - Key Handover

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The 10 % initial down payment is held in notary escrow and is only refundable if your legal due diligence fails. All following payments are non refundable.

ARE PAYMENTS TIED TO CONSTRUCTION MILESTONES OR FIXED DATES

Payments are linked to a combination of time and construction milestones as described in your Agreement of Purchase, so that your capital is committed progressively as the project is delivered.

CAN FOREIGNERS BUY AT NYALA VILLAS

Yes. Foreign buyers can invest in Nyala using a compliant long term leasehold structure. The legal team will recommend whether to buy in personal name or through a PT PMA company based on your situation.

WHAT OWNERSHIP STRUCTURE IS USED

Nyala uses a 28 year leasehold structure on the land with the right to extend at market land value for the land only. You own the building and lease rights for the term stated in your contract

CAN I EXTEND THE LEASE

Yes absolutely. You can extend the lease, and you have first priority to do so.
To extend, you must notify the landowner:

No earlier than 3 years after signing’
No later than 6 months before the lease ends

The extension price is set at the time of extension, based on the market lease value of the land only (excluding the building) in the surrounding area.

CAN I RESELL MY VILLA LATER, INCLUDING TO ANOTHER FOREIGNER

Yes, leasehold positions in Bali can be resold. You can sell your remaining lease term to either local or foreign buyers who are eligible for the same structure. The team can assist owners with resale through professional photography, listings and a network of partner agents.

WHAT IS A LEASEHOLD

Leasehold means you own the building and the right to use the land for a fixed period instead of owning the land forever. It is the most common route for foreign investors in Bali and is straightforward to document, extend and resell when set up correctly.

ZONING AND PERMITS

Nyala is located in an Orange zone area, which is specifically designated for tourism and short term rental villas. The development team is handling building permits and operational licenses, and copies of the key approvals are shared in the legal pack as they are issued.

TAXES & COSTS

EXTRA COSTS ON TOP OF THE VILLA PRICE

Except for a 1 % notary and legal fee based on the property price there are no extra development costs on top. All Nyala villas are priced to include the main local taxes related to construction and are delivered fully furnished when you select the furniture package.

WHAT TAXES WILL I NEED TO PAY AS AN OWNER

With a registered PT PMA company in Indonesia you usually pay around 0.5 % corporate tax on gross revenue under the final tax regime and, in most cases, around 10 % income tax. Exact numbers depend on your structure, your country of tax residence and any applicable tax treaties. Your accountant and the legal team will confirm the correct approach for your situation.

Frequently Asked Questions

FAQ