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, after operating costs. Our occupancy cases sit around the Uluwatu corridor average of about 46%.

Gross 11.8%≈ Rp 264 million a year at 48% occupancy and Rp 1.5 million a night Net 9.9%≈ Rp 221 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 264 million11.8% of price · rate Rp 1.5 million, occupancy 48%
  • Operating costsRp 42.2 million16% of revenue
  • Net to youRp 221 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Eighth Sense · 1BR apartment
OccupancyGross incomeExpenses 16%Net% of pricePayback period
38%cautiousRp 209 millionRp 33.4 millionRp 175 million7.8%12.8 years
48%baseRp 264 millionRp 42.2 millionRp 221 million9.9%10.1 years
58%strongRp 319 millionRp 51.0 millionRp 268 million11.9%8.4 years

The base case is 48% occupancy under professional management, with 38% as the cautious case and 58% as the strong one.

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: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 38% cautious, 48% base and 58% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Neat House · 2BR villa: 10.1% net at 45% occupancy; Pandawa Hills · Studio 35 m²: 10.0% net at 58% occupancy; Pandawa Hills · Ocean-view studio: 9.6% net at 55% occupancy.
Reports and data
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 ownershipLeaseholdForeigners 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 term30 + 25 yearsRemaining years start counting at handover rather than at signing. We write the 25-year extension terms into the land lease.
ZoningPink 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.
DeveloperIJI, 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 nomineeNot 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 escrowNone, 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 handoverFurniture, 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
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Terms

Eighth Sense · 1BR apartment payment schedule

  1. ReservationYou hold a specific apartment in your name. The sales team sets the deposit, and we're confirming the figure.
  2. Down paymentThe developer's presentation asks for 30% of the price.
  3. InstallmentsYou pay the rest in parts over as long as 18 months, with no interest.
  4. 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: the rate of comparable managed units in the Uluwatu corridor, scaled to a 35 m² one-bedroom. Three occupancy levels follow, 38, 48 and 58%, all under a professional manager. Operating costs take 16% of revenue. In the middle case, net yield comes to 9.9%, 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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