For rental income
Built around families booking a week or more. Short stays are weaker, since many visitors come for the beach by day and sleep near Uluwatu or in Nusa Dua.
Pandawa · Growth ring
Pandawa villas for sale: family rentals on the southern peninsula
Our catalog lists 14 properties in Pandawa, 6 villas and 8 apartment listings, priced from Rp 2.21 bn to Rp 10.71 bn. Pandawa villas rent to families for a week at a time, not to surfers. There's no cliff and no wave, so entry runs about a third below Uluwatu.
- Nightly rateRp 4.3 million
- Occupancy46%
- Market noteno separate AirROI sample; Uluwatu corridor figures
- Entry pricefrom Rp 2.21 bn
- Properties listed14
In short
Pandawa is built for week-long family stays on a lower budget. Apartments and villas start around Rp 2.21 bn, one of the lowest prices on the peninsula. Our rate and occupancy both sit under the Uluwatu corridor average, and a villa nets 6–8% a year.
Is Pandawa the right area for you?
Gusti Ayu will send villas and prices in Pandawa for your budget on WhatsApp.
Who it suits
Who Pandawa works for
To live in
Flat, open land away from the cliff edge, with larger communities that keep a pool and a restaurant inside the gates.
For resale
Supply grows quickly as big projects add phases, so we check how many units hand over next door before you buy.
Rental market
The rental market in Pandawa
AirROI files Pandawa under the Uluwatu corridor: roughly 46% occupancy on nights averaging Rp 4.3 million. Pandawa villas earn less on both counts, so the model starts lower.
At 60–70% occupancy a villa nets 6–8% a year. Developer yield guarantees stay out of our model.
Area guide
How we look at Pandawa
Pandawa lives on day traffic: buses, canoes and photos by the limestone statues. More people pass through than stay the night.
The land lies further from the cliff, flatter and cheaper, so projects run bigger: communities of dozens of units with a shared pool and restaurant.
Properties
14 properties in Pandawa
Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.
PANDAWA
from Rp 2.91 bn/ 30 + 20 years (to confirm)
Neat House Villa
Pandawa · Villa complex
- 2 bedrooms
- 62.4 m²
- leasehold 30+20
See details
PANDAWA
Rp 2.91 bn/ 30 + 20 years
Neat House · 2BR villa
Pandawa · 2-bedroom villa
- 2 bedrooms
- 59 m²
- leasehold 30+20
See details
PANDAWA
from Rp 2.21 bn/ 26 + 26 years
Pandawa Hills
Pandawa · Apartment and villa complex
- Studio–3 bedrooms
- 35–205 m²
- leasehold 26+26
See details
PANDAWA
Rp 2.21 bn/ 26 + 26 years
Pandawa Hills · Studio 35 m²
Pandawa · Studio
- Studio
- 35 m²
- leasehold 26+26
See details
PANDAWA
Rp 2.48 bn/ 26 + 26 years
Pandawa Hills · Ocean-view studio
Pandawa · Studio
- Studio
- 35 m²
- leasehold 26+26
See details
PANDAWA
Rp 4.42 bn/ 26 + 26 years
Pandawa Hills · 1BR villa
Pandawa · 1-bedroom villa
- 1 bedroom
- 91 m²
- leasehold 26+26
See details
PANDAWA
Rp 5.31 bn/ 26 + 26 years
Pandawa Hills · 2BR villa
Pandawa · 2-bedroom villa
- 2 bedrooms
- 126 m²
- leasehold 26+26
See details
PANDAWA
from Rp 2.39 bn/ 30 + 20 years
Ramada Encore Pandawa Hills
Pandawa · Apartment complex
- Studio–3 bedrooms
- 31–293 m²
- leasehold 30+20
See details
PANDAWA
Rp 2.39 bn/ 30 + 20 years
Ramada Encore · Superior apartment
Pandawa · Studio apartment
- Studio
- 31 m²
- leasehold 30+20
See details
PANDAWA
Rp 3.81 bn/ 30 + 20 years
Ramada Encore · 1BR townhouse
Pandawa · 1-bedroom townhouse
- 1 bedroom
- 80.49 m²
- leasehold 30+20
See details
PANDAWA
Rp 10.71 bn/ 30 + 20 years
Ramada Encore · 3BR villa
Pandawa · 3-bedroom villa
- 3 bedrooms
- 292.61 m² · plot 328.73 m²
- leasehold 30+20
See details
PANDAWA
from Rp 2.24 bn/ 30 + 25 years
Eighth Sense
Pandawa · Apartment and villa complex
- 1–2 bedrooms
- 35–143 m²
- leasehold 30+25
See details
PANDAWA
Rp 2.24 bn/ 30 + 25 years
Eighth Sense · 1BR apartment
Pandawa · 1-bedroom apartment
- 1 bedroom
- 35 m²
- leasehold 30+25
See details
PANDAWA
Rp 4.96 bn/ 30 + 25 years
Eighth Sense · 1BR rooftop villa
Pandawa · 1-bedroom villa
- 1 bedroom
- 143 m²
- leasehold 30+25
See details
The numbers
What you net in Pandawa
The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.
| Property | Price | Nightly rate | Net per year | % of price | Payback period |
|---|---|---|---|---|---|
| Neat House · 2BR villa2 bedrooms · 59 m² | Rp 2.91 bn | Rp 2.1 million | Rp 279 million | 9.6% | 10.4 years |
| Pandawa Hills · Studio 35 m²Studio · 35 m² | Rp 2.21 bn | Rp 1.2 million | Rp 163 million | 7.4% | 13.6 years |
| Pandawa Hills · Ocean-view studioStudio · 35 m² | Rp 2.48 bn | Rp 1.4 million | Rp 186 million | 7.5% | 13.3 years |
| Pandawa Hills · 1BR villa1 bedroom · 91 m² | Rp 4.42 bn | Rp 2.7 million | Rp 349 million | 7.9% | 12.7 years |
| Pandawa Hills · 2BR villa2 bedrooms · 126 m² | Rp 5.31 bn | Rp 3.2 million | Rp 419 million | 7.9% | 12.7 years |
| Ramada Encore · Superior apartmentStudio · 31 m² | Rp 2.39 bn | Rp 1.5 million | Rp 196 million | 8.2% | 12.2 years |
| Ramada Encore · 1BR townhouse1 bedroom · 80.49 m² | Rp 3.81 bn | Rp 2.7 million | Rp 346 million | 9.1% | 11.0 years |
| Ramada Encore · 3BR villa3 bedrooms · 292.61 m² · plot 328.73 m² | Rp 10.71 bn | Rp 4.6 million | Rp 601 million | 5.6% | 17.8 years |
| Eighth Sense · 1BR apartment1 bedroom · 35 m² | Rp 2.24 bn | Rp 1.5 million | Rp 198 million | 8.8% | 11.3 years |
| Eighth Sense · 1BR rooftop villa1 bedroom · 143 m² | Rp 4.96 bn | Rp 3.5 million | Rp 465 million | 9.4% | 10.7 years |
These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.
Developers
Developers building in Pandawa
Companies from our directory with projects in this area. We list what they build, not how we rate them.
- DM Project
- IJI
- Pro Bali Development
Guides
Worth reading before you buy in Pandawa
Law, yields and the local market: the material our own numbers rely on.
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
September 25, 2026·PDF
Read →
Straight answers
Questions about Pandawa
Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.
Why is Pandawa cheaper than Uluwatu?
No cliff and no surf, the two things buyers pay most for. The land is flatter and further from the edge, construction costs less, and entry runs about a third lower.
Does Pandawa work for nightly rentals?
It works for family stays of a week or more. For short stays it's weaker, as guests visit the beach by day and sleep closer to Uluwatu or in Nusa Dua.
What does a Pandawa villa net?
We model on the Uluwatu corridor with a below-average rate: 6–8% net at 60–70% occupancy. Developer guarantees don't enter the calculation.