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Residential complexes · Nyanyi
BLACK SANDS OASIS
Apartments, Villas · Nyanyi, Bali · completion 2028 · 103 units
45%
Under construction · estimated ~45%
Units from $109,700
Key facts
Unit type
Apartments, Villas
Completion
2028
Leasehold
37 years
Units
103
District
Nyanyi
To airport
16 km
About BLACK SANDS OASIS
BLACK SANDS OASIS is a premium complex of villas and studios located in NUANU CITY, just 700 meters from the ocean. The property offers a 35-year leasehold with guaranteed extension.
Available units
12 published units in BLACK SANDS OASIS
BLACK SANDS OASIS Apartments in Nyanyi – 31 m², 1 Bedroom
$109,700
1 BR31 m²Floor: 2
6161Demand in the areaExpected to outperform 61% of rentals nearbyDemand in this segment is high: average occupancy is 78.2%, and only some properties sit vacant. The apartment has panoramic glazing — this is rare among nearby listings and supports the rate, but tight rooms and the lack of spacious rooms that some competitors offer noticeably pull it down.Compared with 364 rentals of the same type island-wide — few comparable ones nearby
BLACK SANDS OASIS Apartments in Nyanyi – 36 m², 1 Bedroom
$109,700
1 BR36 m²Floor: 1
7070Demand in the areaExpected to outperform 70% of rentals nearbyThe property looks in line with nearby listings on rate and slightly better on occupancy: in this segment, average occupancy is 78.2%, and 26% of listings fall below 70%. A plus is panoramic glazing: only 18% of nearby listings have it, and it is associated with a higher rate. A minus is that the rooms are not spacious.Compared with 364 rentals of the same type island-wide — few comparable ones nearby
BLACK SANDS OASIS Apartment in Nyanyi – 31 m², 1 Bedroom
$115,000
1 BR31 m²Floor: 3
7070Demand in the areaExpected to outperform 70% of rentals nearbyPanoramic glazing makes the property stand out from nearby listings: in this area, only 18% of apartments have this feature, and it is usually associated with a higher rate. At the same time, the rooms are not considered spacious, and in a segment with an average occupancy of 78.2%, about 26% of properties sit below 70% occupancy.Compared with 364 rentals of the same type island-wide — few comparable ones nearby
BLACK SANDS OASIS Villa in Nyanyi – 71 m², 1 Bedroom
$189,700
1 BRHouse: 71 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyWithin its segment, the property looks stronger than part of its neighbors: in this area, 1-bedroom villas average 90.6% occupancy, while here the expectation is higher at 93%, with a rate around $87 versus a median of $75. A plus is the spacious rooms: only 36% of nearby listings have this, and it adds +15.6% to the rate; a minus is the lack of panoramic glazing, which is found in 36% of neighbors and is associated with -4.1% to the rate.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 83 m², 1 Bedroom
$196,700
1 BRHouse: 83 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyThis segment in Nyanyi is very active: the average occupancy here is 90.6%, and there are almost no idle listings. This villa’s strong point is its spacious rooms: only 36% of nearby competitors have this, and it is associated with a higher nightly rate; a weaker point is the lack of panoramic glazing, which 36% of neighbors do have.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 105 m², 2 Bedrooms
$249,700
2 BRHouse: 105 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyIn its segment, this property looks stronger than some nearby listings: it has spacious rooms, while this is found in 36% of neighboring properties and usually supports the rate by +15.6%. A weak point is the lack of panoramic glazing, which 36% of neighbors have; in this segment, that is associated with -4.1% in rate. The nearby market is active: average occupancy is 90.6%, and the expected occupancy for this property is 93%.Compared with 11 rentals of the same type and size in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 105 m², 2 Bedrooms
$253,000
2 BRHouse: 105 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyIn this segment, the market is very tight: average occupancy is 90.6%, and there are almost no idle listings. The villa has a clear advantage — spacious rooms, while only 36% of nearby competitors have this feature and it is associated with a higher rate; a weaker point is the lack of panoramic glazing, which 36% of nearby listings do have.Compared with 11 rentals of the same type and size in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 137 m², 3 Bedrooms
$315,000
3 BRHouse: 137 m²Nyanyi
6868Demand in the areaExpected to outperform 68% of rentals nearbyDemand in this segment is steady: average occupancy among nearby villas stays high, with no properties showing noticeable downtime. The property stands out for its spacious rooms — this feature is found in only some neighboring listings and is usually associated with a higher rate; on the downside, it lacks panoramic glazing, which is present among some competitors.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 128 m², 3 Bedrooms
$325,000
3 BRHouse: 128 m²Nyanyi
6868Demand in the areaExpected to outperform 68% of rentals nearbyIn this segment, demand is steady: average occupancy is 90.6%, and there are almost no underperforming listings. The property is supported by spacious rooms — only 36% of nearby competitors have this, and it typically raises the rate by 15.6%; holding the score back is the lack of panoramic glazing, which 36% of nearby listings do have and which is associated with a 4.1% lower rate.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 160 m², 4 Bedrooms
$469,200
4 BRHouse: 160 m²Nyanyi
6868Demand in the areaExpected to outperform 68% of rentals nearbyDemand is high in this segment: average occupancy is 90.6%, and there are almost no properties sitting idle. This listing looks stronger than some nearby competitors thanks to spacious rooms: only 36% of neighboring villas have this advantage, and it is associated with a higher rate; on the downside, it does not have panoramic glazing, which 36% of nearby properties do have.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 160 m², 4 Bedrooms
$469,200
4 BRHouse: 160 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyDemand is high in this segment: average occupancy is 90.6%, and there are no underperforming listings here. A plus of this villa is its spacious rooms: only 36% of nearby competitors have them, and this feature supports the rate. A weak point is the lack of panoramic glazing, which is found in 36% nearby and usually strengthens pricing.Compared with 11 rentals of the same type in Сесех — Чемаги
BLACK SANDS OASIS Villa in Nyanyi – 160 m², 4 Bedrooms
$475,000
4 BRHouse: 160 m²Nyanyi
8383Demand in the areaExpected to outperform 83% of rentals nearbyIn its segment, this property looks stronger thanks to spacious rooms: among nearby listings, this appears in only 36% of cases and is associated with a 15.6% increase in nightly rate. A weak point is the lack of panoramic glazing, while 36% of neighbors have it and it supports the rate; at the same time, the segment as a whole is operating at very high occupancy.Compared with 11 rentals of the same type in Сесех — ЧемагиLocation
Nyanyi, Kediri, Tabanan Regency, Bali
Getting there
Airport63–72 min
Canggu34 min
Ubud68–73 min
Uluwatu98–119 min
Sanur69–77 min
Elevation20 m
Nearest beach:Pantai Nyanyi· 1.08 km
Sun and weather
244bright sunny days a year (365)
Best months:July — September · 28 sunny days a month
Rainy season:November — March
Air:good
fewmany
Where foreign tourists go
Density of places tourists actually visit: restaurants, bars, beach clubs, wellness.
- Investor:
- property in a lively zone rents higher and sits empty less
- To live in:
- see whether it is quiet or the centre of evening traffic
- Agent:
- a picture instead of the words “great location”
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The area around
Within 3 km: 50 restaurants · 26 cafés · 26 hotels · 19 spas and yoga studios · 13 attractions · 8 gyms · 33% of nearby venues serve foreigners
LUMEIRA Wellness Sanctuary
4.5340 m
restaurants · foreigner-facing
Ash Nuanu | Music, Nighlife & Dining Bali
4.8500 m
bars
Bali Culinary Pastry School
4.9680 m
school
Luna Beach Club
4.5760 m
beach clubs
Nyanyi Sanctuary Villa Tabanan
4.51.0 km
hotels
Bebek Sari Uma
4.61.1 km
restaurants
Natya Hotel Tanah Lot
4.71.2 km
hotels
Sunset Beach Tanah Lot
4.71.2 km
attractions
What's nearby
Popular spots nearby — sourced from Google Maps
What is nearby
Beaches, schools, clinics, cafés and coworkings with distances and travel times.
- Investor:
- the surroundings drive occupancy more than the finish does
- To live in:
- see at once whether daily logistics work — school, doctor, groceries
- Agent:
- location arguments the client can verify on the map
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About the district · Nyanyi
The next trend area after Pererenan — untouched beaches, early entry point.
Nyanyi is a narrow coastal strip north of Tanah Lot and Pererenan. A few years ago it was pure agricultural land; now the first beach clubs, boutique hotels and rental villas are appearing. This is the «next Pererenan» on the build-out trajectory.
Early entry3-5 year horizonPure rentalQuiet beach
All complexes in Nyanyi Investment signals
To the beach
Beach nearby
18 min walk
Completion
Handover 2028
Developer
Built by
UNIT.
3.9Balinsky reliability · 2 completed
Developer
Other projects in Nyanyi
Related
Frequently asked questions
Where is BLACK SANDS OASIS located?+
BLACK SANDS OASIS residential complex is in Nyanyi, Bali, Indonesia.
What is the leasehold term at BLACK SANDS OASIS?+
The base leasehold is 37 years. Check with the developer about extension terms.
Can a foreigner buy a unit at BLACK SANDS OASIS?+
Yes. The deal is closed via the leasehold scheme (long-term land lease) at a PPAT notary. Foreigners buy on the same terms as locals.
What documents should the complex have?+
The main ones are PBG (construction permit) and SLF (suitability certificate). Without SLF a unit cannot be legally rented out. Permits are listed above in the "Key facts" block.