Ecoverse Residences

The setting is Nyanyi, on Jalan Pantai Nyanyi in Beraban, Kediri district, Tabanan Regency. Ecoverse sits beside the Nuanu Creative City development rather than being described consistently as a parcel within its legal boundaries. Its sales materials highlight proximity to Nuanu’s cultural venues, school, beach club and other amenities, with shuttle access discussed in partner information. Some of those facilities are shared destinations rather than part of the property being purchased. The practical distinction matters: a resident may have an enjoyable nearby destination without automatically holding free or unrestricted membership rights. The arrangements for transport, guest entry and owner access should be read from the current operating rules.

The most consistently documented scheme comprises 51 residences on a site marketed as 7,260 square metres. Nuanu’s partner catalogue divides the accommodation into 35 apartment-style units and 16 townhouses. Reporting around the August opening breaks the first group down further: 29 suites and six one- or two-bedroom apartments. It is a useful way to understand the project’s mixed accommodation model. Smaller suites depend more heavily on shared services, while the townhouses provide larger private living areas and, in certain formats, their own pools. There is nevertheless a numerical discrepancy: OXO’s accommodation website and FazWaz refer to 50 residences. That difference requires a current numbered inventory, not an assumption that one published figure is simply a typo.

The suite layouts deserve more attention than their headline sizes suggest. The developer’s older catalogue shows compact configurations around 39–51 square metres and a second family around 40–69 square metres. More recent launch reporting describes the suites as 46–69 square metres. Ground-floor homes can have a small landscaped garden; upper-level accommodation is more likely to feature a balcony. A garden terrace, covered outdoor space and enclosed interior are not interchangeable measures of usable space, particularly for someone planning to live and work here. The only sound comparison is between specific dated floor plans that identify the measurement basis and the outdoor area belonging to each unit.

A one-bedroom apartment provides a different everyday experience from a suite even when the gross sizes overlap. The original collection includes separate bedrooms, living and kitchen areas and, in certain layouts, a private garden or terrace. Two-bedroom versions offer more separation for a family or someone sharing an apartment, but their balcony and landscape exposure differ by position. OXO describes private plunge pools as features of selected residences, not every apartment. This distinction prevents an expensive misunderstanding: the photographs of a townhouse pool or shared resort pool do not show what a buyer of a small apartment is acquiring. Views, privacy, storage, laundry appliances and proximity to the service block deserve a unit-by-unit inspection.

Townhouses account for 16 residences and form the more independent part of Ecoverse. The project’s own detailed pages describe two-bedroom houses in the 161–173 square metre range and three-bedroom houses around 224–230 square metres. Both are presented with outdoor living space and a private pool. A larger four-bedroom townhouse is separately marketed at approximately 458 square metres, with a roof terrace and additional leisure features. That exceptional property does not fit neatly into the 161–233 square metre range used in some launch articles. Published specifications may reflect different revisions or ways of measuring total area, so it would be unwise to apply a whole-project size range to a high-value individual townhouse.

The shared facilities are a central part of the product. Nuanu describes a two-storey lifestyle building with reception, a restaurant, gym, work areas, a recording studio and spa facilities. A 25-metre resort pool, planted walking routes, underground parking and back-of-house services complete the proposed operating environment. With the property now open, a buyer can assess which spaces are functioning and how much day-to-day use they receive. The financial implication should not be overlooked: a staffed clubhouse and landscaped facilities cost money to maintain. The sale price alone will not reveal how those charges are allocated between the operating company, guests and residence holders.

Ecoverse promotes passive cooling, natural ventilation, rainwater collection, water treatment and solar technology. The project and its operator both present the homes as fully furnished, with kitchens, climate control and technology intended to reduce the friction of daily living. The green features are worth assessing, but claims about reduced utility bills should not be adopted without measured consumption data. In a humid tropical environment, waterproofing, drainage, ventilation and reliable maintenance can matter more over time than an impressive equipment list. In a ready property, a buyer can request actual bills, service records and evidence that water and waste systems work as described.

An operational accommodation partner is another point of difference. OXO Hospitality Management is identified across the launch coverage and the developer-facing Nuanu materials as the manager, and OXO directly advertises Ecoverse stays. Its services are described as covering guest contact, housekeeping, maintenance and short- or long-stay operations. This makes professional hosting a real available proposition rather than only a future aspiration. Still, an investor needs to understand which part of that operation is covered by the base management agreement and which services are charged separately. The freedom to occupy a unit personally, booking-calendar access and the ability to terminate management are just as relevant as the operator’s reputation.

Nuanu’s partner page quotes a management fee of 20%. It does not supply a signed contract establishing the fee’s calculation base, all deductions, the replacement reserve or the procedure for settling income with individual owners. OXO advertises monthly guest stays from IDR 29.6 million, which helps demonstrate the accommodation concept but should not be treated as a forecast of owner income. A guest price is before an unknown combination of vacancies, operating costs and contractual deductions. Marketing projections of double-digit returns and short payback periods are not independently verified investment performance. A buyer assessing an income strategy would be better served by actual occupancy reports, realised booking revenue and a sample owner statement.

The land interest is the larger legal issue. Recent opening reports and Nuanu’s project page market Ecoverse on a 25-year contractual lease, together with priority rights for a further period of up to 30 years. Older Ecoverse copy and some agency profiles refer to 28 years instead. These statements should not be blended into a fictional '26 or 27 years'. The agreement must establish the original commencement date, the unexpired term being assigned to the buyer, the lessor’s authority and the procedure and price for any renewal. Priority to negotiate or exercise a renewal option is not automatically equivalent to an unconditional extra term at a fixed cost. Those distinctions become particularly important when evaluating a resale several years from now.

Indonesia distinguishes land ownership rights, rights of use and ordinary contractual rental interests. The statutory framework for foreign purchasers does not convert an advertised leasehold product into direct ownership of the underlying land. Hak Milik is land ownership, not a title a foreign individual may simply register in their own name; other mechanisms such as Hak Pakai require separate analysis of the buyer, property and applicable rules. Nothing found in the public Ecoverse marketing materials establishes an individual purchaser’s land title or a guaranteed ownership outcome. The fact that a unit is called an apartment also does not, by itself, establish a registered strata interest. Specific agreements and title records are needed to answer what the buyer can legally hold or transfer.

The approvals need equally careful treatment. Project marketing refers to tourism-related zoning and PBG, the Indonesian building approval, but the underlying permit and official parcel-level spatial-use record were not independently reviewed. Nor was an SLF, the certificate relating to a building’s fitness for use, obtained from a primary document source. Actual operation is evidence of activity, not documentary proof of those individual approvals. Conversely, their absence from public search results is not evidence that they do not exist. Where a buyer intends to place a residence in a short-stay rental programme, the approved use of the building and the operator’s permissions are relevant as well as the land agreement itself.

NPG Indonesia is the named developer in Nuanu’s own catalogue and in independent opening coverage. A historical investment brochure uses the fuller name PT Nuanu Property Group, while the project website points to NPG-branded contacts. These sources support the developer identity at brand level. They do not establish the current seller of a particular unit, the party holding the underlying land interest or the bank account to which the purchase price should go. OXO’s hospitality role is different again. An acceptable transaction file would tie those roles together through the land document, unit rights agreement, management contract and payment instructions rather than asking the buyer to infer legal responsibility from brand names.

Nuanu’s live property catalogue labels Ecoverse as ready and publishes an entry price of IDR 3.5 billion. It is a useful official asking-price reference as checked on 16 October 2026, not a guaranteed available unit at that price. The older Ecoverse site shows a compact residence from IDR 3.05133 billion, while FazWaz displays an entry point around IDR 3.27 billion. Different publication dates, specifications and available stock can explain some of this variation. Likewise, old instalment schedules requiring staged payments before mid-2026 have expired as a useful description of current terms. Any new offer should show a specific residence, price in the payment currency, inclusions, taxes and fees, the correct counterparty and a current payment timetable.

Ecoverse will not suit every buyer interested in Bali property. Someone seeking independent control of a private house may find a staffed resort and contractual community rules restrictive. A purchaser who wants a furnished residence near Nuanu and values professional guest management may appreciate the combination, provided they are comfortable with the lease term and genuine ongoing costs. The most valuable change since the August opening is that key questions can now be tested against a real building and a functioning hosting operation. Its appeal should be judged through those checks, not through a generic promise that environmentally focused property always outperforms the market.