PANDAWA · ID RR-3176

Eighth Sense: one-bedroom apartment, 35 m², in Kutuh, Pandawa

A 30% down payment reserves this one-bedroom apartment, and the developer spreads the balance over up to 18 months without interest. At 35 m² (≈ 375 sq ft), it still gives the bedroom its own walls. The pool, spa and restaurant sit downstairs. Leasehold runs 30 + 25 years, handover is due in Q1 2027, and prices span Rp 2.24–2.43 bn.

Unit in Eighth Sense · units listed: 2

Leasehold 30 + 25 years
Shell complete
Turnkey
Spa and restaurant

1bedroom, a separate room
35 m²apartment size
1bathroom
30 + 25 yearsleasehold with extension
Q1 2027handover, per the developer

Property

What you get

This 35 m² layout sits in the main building at Eighth Sense, Kutuh. The bedroom has its own walls, apart from the living room, which is rare at this size and its main edge over the studios nearby. Full-height glass opens to a terrace, the kitchen comes fitted, and a wardrobe hides behind slatted doors.

The developer's presentation puts custom furniture, appliances, kitchenware and bed linen in the price, so the unit arrives ready to rent. Downstairs you get the pool, a café, the restaurant and a spa with a sauna and hammam. For a small nightly rental, amenities in the building do more for bookings than extra square meters. IJI Home, the developer's company, handles the guests.

IJI's materials show pink zoning on the land and a PBG in hand. The lease runs 30 years plus a 25-year extension. Three versions share one floor plan: second floor with a nature view at Rp 2.24 bn, third floor at Rp 2.34 bn, ocean view at Rp 2.43 bn. Handover targets Q1 2027. We match the exact floor and view against the developer's availability sheet before you reserve.

The numbers for this property

Eighth Sense · 1BR apartment yield: gross and net

The developer quotes a 15.6% annual yield for the 1BR at 90% occupancy. We show that figure as stated and don't use it. Below is our model, built on Rp 1.5 million for each booked night, with IJI Home's fee, tax, wear and upkeep taken out. Occupancy in our cases also sits lower, because the Uluwatu corridor averages about 46%.

Gross 14.7%≈ Rp 329 million a year at 60% occupancy and Rp 1.5 million a night Net 8.8%≈ Rp 198 million a year · payback ≈ 11.3 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 329 million14.7% of price · rate Rp 1.5 million, occupancy 60%
Management companyRp 59.3 million18% of revenue · market range 15–25%
TaxRp 32.9 million10% of rental income · rate depends on the structure
Wear and upkeepRp 39.5 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 198 million8.8% of price · payback ≈ 11.3 years

Occupancy scenarios: Eighth Sense · 1BR apartment
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 275 million	Rp 110 million	Rp 165 million	7.4%	13.6 years
60%base	Rp 329 million	Rp 132 million	Rp 198 million	8.8%	11.3 years
70%strong	Rp 384 million	Rp 154 million	Rp 231 million	10.3%	9.7 years

Where the numbers come from

Developer's figures: The developer quotes a 15.6% annual yield for the 1BR at 90% occupancy. We show that figure as stated and don't use it. Shown as published. They are not part of our model.
Nightly rate: Rp 1.5 million, our estimate for the area: AirROI puts average revenue per listing in Pandawa at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Pandawa market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 50% cautious, 60% base and 70% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: Neat House · 2BR villa: 9.6% net at 60% occupancy; Pandawa Hills · Studio 35 m²: 7.4% net at 60% occupancy; Pandawa Hills · Ocean-view studio: 7.5% net at 60% occupancy.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

Your right is a 30-year land lease with 25 more years on extension. After the reservation you pay 30%, then installments. At handover you sign at a notary and enter a management contract with IJI Home. The developer reports a PBG in hand. An SLF and a nightly-rental license come later, after the building work ends.

Ownership and permits: Eighth Sense · 1BR apartment
Form of ownership	LeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	30 + 25 yearsRemaining years start counting at handover rather than at signing. We write the 25-year extension terms into the land lease.
Zoning	Pink zone, per the developerBrochure colors carry no legal weight. An RDTR extract before the deposit shows whether this plot allows nightly rentals.
Building approval (PBG)	Issued, per the developerBefore your deposit we get the approval number and a copy, and both go into the contract as an appendix.
Developer	IJI, legal entity to confirmWe verify the seller's company papers, the land lease and IJI's finished projects.
Certificate of occupancy (SLF)	After constructionThe rental license needs an SLF first. Your last payment waits for the full set of documents.
Short-term rental license (NIB)	After completionAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nominee	Not usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrow	None, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Furniture, appliances, kitchenware and linen, per the developerThe renders aren't a spec sheet. We attach the furniture and appliance list to your contract.

Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.

Gusti AyuBroker · Rise Real Bali

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Eighth Sense · 1BR apartment?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Eighth Sense · 1BR apartment payment schedule

ReservationYou hold a specific apartment in your name. The sales team sets the deposit, and we're confirming the figure.
Down paymentThe developer's presentation asks for 30% of the price.
InstallmentsYou pay the rest in parts over as long as 18 months, with no interest.
HandoverYou sign at a notary and put your name to the management contract with IJI Home.

We took the schedule from the developer's presentation. Once the documents check out, the contract ties every installment to a confirmed construction stage.

Location

Location: Kutuh · Pandawa

Pandawa's white beach sits at the bottom of a road cut through the cliffs, about 587 m from the building. Tour groups fill it by day, evenings go quiet, and cafés are farther off than in Uluwatu.

Eighth Sense: building facade with the pool, developer's render — Pandawa · Badung · Jl. Pantai Pandawa, Kutuh

Pandawa Beach≈ 587 m
Statues in the cliff corridor≈ 432 m
Canoe rental on the beach≈ 615 m
Beach cafés and warungs≈ 647 m
Ngurah Rai Airport≈ 10.6 km straight line

Small apartments here suit guests who want a calm beach week rather than surf. You'll drive for dinner, and only one road runs down to the sand.

Kutuh · Pandawa · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

5sights
4hotels
2cafés
2beaches
1restaurant

Closest places

Manik Pandawa villahotel · 260 m
Puri Pandawa Resorthotel · 268 m
Patung Tikus Putihsight · 432 m
Patung Dharmawangsasight · 452 m
Patung Arjunasight · 477 m
Pantai Pandawabeach · 587 m
Canoe Rentalsight · 615 m
Warung Wandarestaurant · 647 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Eighth Sense · 1BR apartment

What does Rise Real Bali charge for this apartment?

Nothing. IJI pays us, and you pay list price. Ahead of any deposit we ask for the availability sheet with this unit's number, floor and view, plus the PBG extract and the IJI Home management contract, and we run the RDTR zoning check. We pay for that work ourselves and hand you the findings in writing.

Can I buy a 1BR at Eighth Sense remotely?

Yes. The apartment and the site come to you on Zoom. A Bali notary handles the signing under your power of attorney, and we take handover of the finished unit on your behalf. While building work continues, each installment waits until our people have walked the stage and sent you photos. Money for the final step moves against documents only.

Where do the yield numbers come from?

Our model uses Rp 1.5 million per booked night: AirROI data for the Uluwatu corridor, scaled to a 35 m² one-bedroom. Three occupancy levels follow, 50, 60 and 70%, all under a professional manager. Costs eat 40% of revenue. In the middle case, net yield comes to 8.8%, which is a projection and not guaranteed income.

Why does one apartment layout have three prices?

The developer prices the same 35 m² by floor and view: Rp 2.24 bn on the second floor with a nature view, Rp 2.34 bn on the third, Rp 2.43 bn with an ocean view. Plan and size don't change. View units rent for more per night, and that's how the premium earns itself back.

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