The ICON One Nuanu

The neighbourhood is more clearly established than the individual plot. Sales platforms place The ICON One near Nuanu in Beraban village, Kediri district, Tabanan Regency. The developer says the development faces Nuanu's creative-city grounds. Some brokers index the same property under Seseh or Canggu, but those are broader search-market labels rather than evidence of an address in those administrative areas. Nuanu's own address is on Jalan Pantai Nyanyi in Beraban; that should not be copied and presented as The ICON One's street number. We could not establish the building's cadastral parcel or a sufficiently authenticated site pin. The broader location is credible; exact land identification remains a transaction document issue.

Why does proximity to Nuanu matter? Unlike a hypothetical future amenity, the creative district has already opened substantial public-facing facilities. Nuanu announced the completion of its first phase in August 2025. Art installations, events, restaurants, learning spaces and wellness activities create reasons to visit throughout the week, which may appeal to residents who want something different from a conventional coastal apartment block. Those activities are not part of the apartment owners' automatic property rights, however. Nuanu itself explains that admission tickets, separate bookings and memberships apply to different experiences. Living across from a cultural destination does not entitle a buyer to free use of its entire site.

The proposed apartment mix spans straightforward one-bedroom layouts and more elaborate duplex-style or roof-access configurations. ICON's website advertises 44-square-metre one-bedroom homes, a bathroom-oriented version at 50 square metres, a 63-square-metre mezzanine layout, and a one-bedroom rooftop-pool option of 89 square metres. Two-bedroom units are shown at 89 or 92 square metres, with the latter specifically promoted with a pool. These are not interchangeable floor plans. A buyer wanting a workspace, a private plunge pool or a genuinely separate second bedroom should compare the exact plan and unit number, rather than choose by the largest advertised area alone.

There is an unresolved detail even within this otherwise useful layout information. The ICON site quotes 50 square metres for the bath layout, while IJI GROUP's project page describes that type as 45 square metres. Several larger configurations put terraces and outdoor amenities into the sales story, without a publicly authenticated schedule explaining their measurement basis. A five-square-metre difference can materially affect whether furniture fits or the price represents good value. It would also be wrong to assume that every one-bedroom home with a rooftop area has the same internal living area as the two-bedroom 89-square-metre format. Certified plans and the contract's definition of saleable area need to govern that comparison.

The overall development count has changed between publications, or at least the publications disagree. The ICON's own page and the IJI GROUP summary say 112 apartments. More recent listings from NewHomes and Alnair, together with an October 2026 project tracker, say 131 units arranged over five floors. IJI GROUP additionally supplies a type-by-type inventory on its own website, although its headline count remains 112. These descriptions share the same developer name, product family and Nuanu setting. We found no reliable evidence of a distinct second ICON phase with its own parcel and delivery schedule. The current sales inventory may have been revised; an approved schedule of apartments would settle the issue much better than treating a repeated marketplace number as final.

The building's proposed facilities distinguish it from a bare apartment investment. Marketing describes a shared pool and pool bar, coworking area, meeting rooms, fitness and yoga spaces, a spa, restaurant and concierge service. An ICON presentation also refers to 1,500 square metres of space reserved for residents. These features could make smaller homes easier to occupy for a few weeks or months, particularly for guests who work remotely. Their actual value depends on opening hours, staffing, quality of internet service, accessibility and the cost of maintaining them. The available material establishes what is planned or advertised, not that every amenity is operational in October 2026.

ICON says homes come furnished and equipped, with smart-home functions and an owner-facing service application. That could remove much of the work usually associated with preparing an apartment for guests, but the term 'fully furnished' has limits. The contract needs a schedule of appliances, finishes, furniture, warranty support and what happens when items fail. Outdoor bathrooms and private water features are especially sensitive to tropical weather and regular cleaning. Shared-property maintenance is a separate matter: even where an operator is responsible for arranging repairs, the owner may ultimately pay through service charges, reserves or deductions from rental receipts.

Construction timing is the major near-term uncertainty. Older developer-associated material names early 2026, including March 2026, as the delivery target. Alnair continues to display Q3 2026; more recent NewHomes and Ask Dalam pages report Q4 2026. The third quarter has already passed. A website's projected completion date does not amount to handover, occupation approval or evidence that a unit is safe to lease to guests. No current site inspection, signed handover report or project-linked SLF certificate could be authenticated from the sources reviewed. For that reason, this profile treats the property as under construction, consistent with the more recent listing classifications, rather than saying that it has opened.

The ownership structure is not the same as buying a freehold apartment in a familiar market. ICON advertises a 30-year contractual lease with a proposed additional 25 years. Alnair lists 11 November 2054 as the end of the initial lease term. We could not examine the underlying lease deed or land certificate to establish the correct commencement date, the rights of the actual lessor or the legal mechanics of extension. Thirty plus twenty-five years is a sales formulation until the additional term is documented, priced and enforceable. The remaining period available to a later purchaser may be shorter than the number prominently displayed in early marketing.

Indonesia has distinct land and apartment ownership rights. Hak Milik is a land-ownership title that a foreign individual cannot simply register in their own name. Hak Pakai is a use right, and the laws also provide for certain apartment ownership arrangements subject to the nature of the property and the buyer's legal status. Those possibilities should not be confused with this project's advertised leasehold offer. The correct question is what the purchaser receives under the specific papers: a direct contractual lease, rights flowing through another entity, or some other arrangement. None of these alternatives can safely be chosen by analogy with a different Bali property.

The developer's identity is partly visible but not enough for legal due diligence. The official site uses the THE ICON ONE brand, names Anna Osipenko and Vitaliy Cheremensky as founders, and lists PT ICON REAL ESTATE in its corporate footer. IJI GROUP also markets the development among its projects. These links establish a plausible brand and operating network, but not which entity holds the land, acts as project owner, has authority to assign leases or will receive the purchaser's money. The corporate address printed on the ICON site is in Badung Regency, so it should not be mistaken for the apartment complex in Tabanan. A signed document trail is required to connect the buyer's contract to the land.

Land-use claims are particularly easy to overread in Bali property advertising. One associated website calls the site's zoning 'red' and another describes it as 'pink'. Neither marketing colour is a substitute for an official parcel-specific zoning decision. The building permit, known as PBG, relates to approval of construction, while the SLF relates to fitness for use after completion. Permission to run short-stay accommodation is another distinct issue. We have not verified a project-specific PBG number, SLF or spatial-planning approval, nor do we claim that such documents do not exist. Their existence and scope should be checked against the actual property rather than inferred from promotional language.

Price information is concrete enough to serve as a historical and current-listing reference, but not as a firm quotation for an available apartment. ICON's older advertised starting price was USD 135,000, and NewHomes repeated the figure in listings dated 9 October 2026. Other official menu prices cover six formats up to USD 255,000. At least one third-party page quotes a different floor area for the bath version, while some current portals show only certain bedroom types in their headline inventory. Quoted starting prices may exclude transaction taxes, registration or notarial fees, reserves, and other items depending on the purchase agreement. A buyer also needs to establish whether the advertised amount buys a fresh full lease term or an assignment of an existing lease that has already begun running.

Payment schedules have not remained uniform. An older ICON promotion mentions a 30% initial contribution, and IJI GROUP has marketed a 30% deposit approach. NewHomes and Alnair describe a 40/60 plan; another older agency record uses 50/50. Those need not be mutually exclusive if they refer to different campaigns or purchasers, yet no single schedule can be endorsed as binding on 16 October 2026. The staged contract should define not just percentages but milestones, evidence required before a payment becomes due, late-completion remedies, refund terms and the entity controlling the funds. With an unsettled handover date, these are economically meaningful provisions rather than administrative details.

The rental proposition deserves a separate calculation from the sales brochure. Developers and intermediaries quote ambitious annual return percentages, short payback periods and appreciation scenarios, but there is no verified trading history for an operational ICON apartment from which to calculate a realised net yield. A professional manager may indeed handle guest communication, cleaning, utilities and reporting. Yet platform commissions, vacancy, staff, furniture replacement, communal repairs, insurance and taxes can all reduce owner receipts. A purchaser relying on the investment case should request the management agreement and assumptions for each cost, together with the rules for personal stays and the ability to switch operators.

In practical terms, The ICON One offers a recognisable proposition: smaller furnished homes, potentially substantial shared facilities, and proximity to a creative district that already hosts visitors and residents. It may suit a solo owner, a couple or someone who values service and a compact base more than an isolated garden. It is less obviously suited to a buyer who needs a completed, legally documented home today, has little tolerance for shared-building costs or expects published rental forecasts to be guaranteed. The project can be researched at a useful level, but an individual purchase is not yet defined by the public information alone. The next meaningful evidence is a unit-specific plan, a coherent land-rights chain, the building permits and a credible dated handover record.