Villas for Sale in Nyanyi
Nyanyi is a banjar of Desa Beraban, sitting on the black-sand coast between Kedungu beach and Tanah Lot temple. One project, Nuanu Creative City, explains almost everything about why this stretch now has a property market at all.
One Project Explains Almost Everything Here
A single master-plan carries the whole story.
Nuanu is a 44-hectare development founded by Russian entrepreneur Sergey Solonin around 2021.
By December 2024 it had pulled in around US$100 million across 32 finished projects, with another 18 under way, per Wallpaper*. The plan is to expand toward 50 total spaces.
Its facilities already include Nuanu Luna Beach Club, Oshom Bali (a hotel with treehouse rooms), a spa and wellness centre called Lumeira, and ProEd Global School, all on the same beach road. Black Sands Oasis, the residential phase, offers leasehold studios to four-bedroom units priced from USD 109,700 up to USD 469,200, due to complete in Q2 2028, per New Homes Indonesia.
The August 2025 Inspection Found Real Problems
On 28 August 2025, Bali's DPRD Commission I toured the Nuanu site together with BPN and Satpol PP officials. Their report flagged three things: farmland that used to carry rice-field protection had been turned over to tourism use, a cliff-top restaurant appeared to sit inside the setback zone, and the project's permit file was missing paperwork, including its AMDAL, according to Bali Tribune's coverage.
Officials also noted that Nuanu's tax contribution to local government was limited to restaurant and hotel taxes, and flagged a possible temporary construction halt pending compliance. Whether that halt actually happened, or the paperwork got fixed instead, has never been confirmed in any coverage found for this page.
What Land and Villas Cost Inside Nuanu
No confirmed freehold land price exists for Nyanyi on its own. A Tanah Lot-area estimate from Bali Home Immo may apply given the location, but it was never sampled inside this banjar specifically.
One concrete data point does exist: a 680 sqm leasehold parcel, running to October 2051 with a 30-year extension option, was listed around IDR 1.7 billion, with electricity and water already connected and a 4-metre paved road to the site, per Harcourts Purba Bali, 2025. A separate leasehold rate on a similar listing worked out to roughly IDR 10 million per are for each year of lease remaining. That listing also markets itself as about 10 minutes from Kedungu, Tanah Lot and this same beach, and 15 minutes from Canggu.
Older Villas Still Exist Alongside Nuanu
This banjar had a small villa market before Nuanu arrived, and some of it is still trading. Nyanyi Sanctuary Villa, run by Ini Vie Hospitality, offers one to three-bedroom units with private pools on that same road.
The Kryamaha Villas complex, also on it, spans 3,500 square metres across four two-bedroom and four three-bedroom pool villas. Neither listing carries a published asking price in the research behind this page, so ask us directly if either interests you.
Who Nyanyi Will Not Suit
This banjar will not suit every buyer, so think twice if any of this sounds like you:
- Buyers who need a resolved permit history: this banjar's largest project was still an open compliance question as of the last inspection on record.
- Buyers who want a confirmed freehold land price: none has been sampled specifically inside this banjar.
- Buyers who want to avoid concentration risk: land values here lean heavily on the fortunes of one master-plan rather than a broad local market.
- Buyers chasing built rental history: no rent, yield or occupancy figure has been published for Nyanyi at all.
Read our zoning guide for how the pink, yellow and green shorthand applies here, and see the wider coast for how Nyanyi sits next to its three neighbouring villages.
Frequently Asked Questions About Nyanyi
Is Nyanyi Its Own Village?
No. Nyanyi is a banjar, a hamlet, within Desa Beraban, not a separate administrative village. It carries its own beach and market identity because of one large development, not village status.
What Is Nuanu and Who Built It?
Nuanu Creative City is a 44-hectare project founded by Russian entrepreneur Sergey Solonin around 2021. It had drawn about US$100 million across 32 completed and 18 in-progress projects by December 2024.
What Did the August 2025 Inspection Find at Nuanu?
A DPRD tour of the Nuanu site on 28 August 2025 flagged farmland turned over from rice-field protection, a restaurant sitting inside the cliff-top setback zone, and a permit file missing its AMDAL, per Bali Tribune.
What Does a Unit at Black Sands Oasis Cost?
Leasehold studios to four-bedroom units are priced from USD 109,700 up to USD 469,200, handed over in Q2 2028; the source is New Homes Indonesia, and this figure has not been checked against a second listing.
Is There a Land Price Specific to Nyanyi?
No confirmed freehold figure exists for this banjar alone. One 680 sqm leasehold listing priced land near IDR 10 million per are for each remaining lease year, per Harcourts Purba Bali, 2025.
Did Construction at Nuanu Actually Stop After the Inspection?
No follow-up report confirms whether a construction halt was ever enforced or permits were regularised. Treat the project's compliance status as unresolved until a later source says otherwise.
Tell Us What You Are Looking For
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If we do not, we will tell you that instead of putting you on a list.
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