Royal Oasis Black Edition (77-Year Leasehold)

Royal Oasis Black Edition is a 31-unit furnished apartment complex developed by NEXA on Bali's Bukit Peninsula, offered on a 77-year leasehold basis and structured as a five-star hotel residence managed by a European operator.

# The building and its position in the Bukit Peninsula

The Bukit Peninsula occupies Bali's southern tip, a corridor that has attracted consistent international attention for its clifftop terrain, low-density planning and proximity to the island's better-known beach clubs and coastline. Within that corridor, the Kutuh area has remained relatively underserved by mid-premium hotel-branded product, which is the gap Royal Oasis Black Edition is built to occupy.

The complex comprises a single building with 31 apartments. NEXA holds a PBG building permit for the project and has covered the build under Zurich Insurance Contractor All Risk policy. The developer has a documented track record in Bali, with approximately 19,667 square metres of completed projects across six years on the island.

Construction is under way.

# Residences: layout, finish and what is included

Every apartment in the building carries the same footprint: 398 square feet (roughly 37 square metres), configured as a one-bedroom unit with a kitchen and balcony. The uniformity of size means buyers know exactly what they are acquiring; there is no premium tier of penthouse or duplex obscuring the offer.

Fitout specification, according to the developer, includes granite countertops, Italian veneer cabinetry, TOTO sanitary ware, King Koil mattresses and BLUM soft-close hardware throughout. Ceilings are described as high, with full-height glazing intended to draw in natural light. All units are delivered fully furnished.

NEXA backs the build with a 10-year structural warranty, alongside two-year warranties on finishing and engineering systems. The developer also offers a financing guarantee, which it describes as uncommon in the Bali market.

# Leasehold title and legal structure

The leasehold term runs to 77 years and has been notarised at 80 years in the underlying legal documentation. The developer states that independent legal due diligence has confirmed clean title and full regulatory compliance. Buyers should, as with any leasehold purchase outside their home jurisdiction, conduct their own legal review before committing.

# Amenities and the hotel operation

The amenity set is broad relative to the building's scale. On site: a swimming pool, gym, spa area, restaurant, café, bar, fire pit area, kids' play area and water sports access. The restaurant is sized to full hotel seating capacity rather than a residents-only facility, which shapes the atmosphere of the property as much as the resident experience.

The complex operates as part of an international hotel chain with a loyalty programme, managed by a European operator with more than a decade of Bali experience. That management layer matters for buyers who intend to place the unit in a rental pool: occupancy, pricing and service consistency sit with an established operator rather than with individual owners.

# Connectivity and the surrounding area

The Kutuh location places the building within a five-to-seven minute drive of Pandawa and Melasti beaches. Ngurah Rai International Airport is approximately 25 minutes away via the Mandara Toll Road, a toll-controlled route that reduces travel time variably depending on traffic conditions.

Parking on site is shared.

# Who this project suits and where it sits in the market

The entry price, from approximately AED 396,000 (around USD 108,000 at current exchange rates), positions Royal Oasis Black Edition toward the lower end of Bali's branded residential market. For buyers accustomed to Dubai pricing, the ticket size is modest; the investment logic rests on rental yield via the hotel management programme and long-term capital appreciation in a district where comparable hotel-serviced product has historically been thin.

The profile most likely to find this compelling is the internationally mobile buyer, particularly those from Europe or the GCC, who already holds Dubai property and is diversifying into Southeast Asian leisure real estate. The 77-year leasehold is a fixed horizon, not freehold ownership, and pricing should be evaluated accordingly. What the project offers in return is a furnished, managed, warrantied product in a location with genuine tourist demand, operated by a professional hospitality company rather than left to the owner to self-manage from abroad.