Nusa Dua is the planned resort enclave on the eastern side of the Bukit, together with the surrounding Benoa and Sawangan areas. Inside the ITDC gates the land belongs to the resort corporation and is not sold to private buyers, so the market here is the belt around it – Sawangan, Bualu, Peminge and the Nusa Dua hillside.
That belt is one of the most stable parts of south Bali. Roads are wide and sealed, mains water and high-capacity PLN are in place, the toll road to Denpasar starts here, and the airport is 20 minutes away. Land is priced for hotels, branded residences and long-stay housing rather than surf villas, and turnover is slower than on the west coast.
Expect mostly freehold parcels held by Indonesian owners and structured through a PT PMA, with leasehold available on smaller plots. Building height in the resort zone is limited by the traditional rule of no structure taller than a coconut palm, which is enforced here more strictly than elsewhere on the island.
