PANDAWA · ID RR-3197

Eighth Sense: one-bedroom villa with a roof terrace, 143 m², in Kutuh, Pandawa

The rooftop terrace, set under an arched pergola, looks straight out to the ocean from this two-level, 143 m² (≈ 1,540 sq ft) villa at Eighth Sense. One bedroom leaves room for a big living area and a kitchen bar. Leasehold runs 30 + 25 years, IJI aims to hand it over in Q1 2027, and the price is Rp 4.96 bn.

Unit in Eighth Sense · units listed: 2

Leasehold 30 + 25 years
Roof terrace
Ocean view
Turnkey

1bedroom on the upper level
143 m²villa size
2bathrooms: main and guest
30 + 25 yearsleasehold with extension
Q1 2027handover, per the developer

Property

What you get

This is the largest layout at Eighth Sense: 143 m² over two levels, plus a roof terrace under an arched pergola. With a single bedroom, the space goes to the living room, the kitchen bar and open-air areas. The roof looks out to the ocean, and that view carries the price.

On the lower level sit a living room with a picture window, a kitchen with a bar counter and a dining area. Stairs lead up to the bedroom, which has a desk and its own bathroom. Walls are warm textured plaster, and the developer's presentation puts custom furniture, appliances and textiles in the price. The complex pool, restaurant and spa are a couple of minutes' walk away, and IJI Home runs the rentals.

The developer's materials place the land in the pink zone, report a PBG in hand and say the plot purchase is complete. Ownership is a 30-year leasehold with a 25-year extension. This layout costs Rp 4.96 bn. IJI targets Q1 2027 for handover, but the building is at the shell stage, so we confirm the date with the developer and tie payments to construction stages.

The numbers for this property

Eighth Sense · 1BR rooftop villa yield: gross and net

The developer quotes 13.5% a year for the rooftop villa at 90% occupancy. That figure appears here unchanged, but our numbers ignore it. Below is our model: we start at Rp 3.5 million per night and subtract management, tax, wear and upkeep. Our occupancy stays below the brochure because the Uluwatu corridor sits near 46%.

Gross 15.6%≈ Rp 775 million a year at 60% occupancy and Rp 3.5 million a night Net 9.4%≈ Rp 465 million a year · payback ≈ 10.7 years

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

Gross rental incomeRp 775 million15.6% of price · rate Rp 3.5 million, occupancy 60%
Management companyRp 140 million18% of revenue · market range 15–25%
TaxRp 77.5 million10% of rental income · rate depends on the structure
Wear and upkeepRp 93.0 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 465 million9.4% of price · payback ≈ 10.7 years

Occupancy scenarios: Eighth Sense · 1BR rooftop villa
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
50%cautious	Rp 646 million	Rp 258 million	Rp 388 million	7.8%	12.8 years
60%base	Rp 775 million	Rp 310 million	Rp 465 million	9.4%	10.7 years
70%strong	Rp 904 million	Rp 362 million	Rp 543 million	10.9%	9.1 years

Where the numbers come from

Developer's figures: The developer quotes 13.5% a year for the rooftop villa at 90% occupancy. That figure appears here unchanged, but our numbers ignore it. Shown as published. They are not part of our model.
Nightly rate: Rp 3.5 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

The villa comes on a 30-year land lease, extendable by 25 years per the developer. You reserve, pay 30% down and clear the rest in installments. Signing at the notary and the IJI Home management contract happen at handover. The developer reports a PBG, while the SLF and rental license only arrive once construction ends.

Ownership and permits: Eighth Sense · 1BR rooftop villa
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 yearsWe measure what's left of the lease from handover day, not the signing day. The 25-year extension goes into the land lease with its terms spelled out.
Zoning	Pink zone, per the developerZoning shown in marketing material doesn't count as proof. We check the RDTR extract before the deposit to see if the plot permits short stays.
Building approval (PBG)	Issued, per the developerThe approval number and its extract come to us before you pay a deposit, then join the contract.
Developer	IJI, legal entity to confirmOur check covers the seller's corporate papers, the land lease and what IJI has built before.
Certificate of occupancy (SLF)	After constructionNo SLF means no rental license. That's why the final installment only goes out against the complete paperwork.
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 developerInteriors in renders are illustrations. The actual furniture and appliance inventory becomes an appendix 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 rooftop villa?

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Terms

Eighth Sense · 1BR rooftop villa payment schedule

ReservationYour name goes on this specific villa. The sales team sets the deposit, and we're confirming the amount.
Down paymentA first payment of 30% of the price, per the developer.
InstallmentsUp to 18 months to pay off the remainder, with zero interest.
HandoverNotary signing plus the management agreement with IJI Home once the villa is ready.

This plan comes from the developer's presentation. After our document review, the contract links each installment to a construction stage we've confirmed.

Location

Location: Kutuh · Pandawa

Life around the building runs on the beach calendar: day visitors at Pandawa until late afternoon, then quiet. For groceries and restaurants you'll ride farther than in Uluwatu.

Rooftop villa: roof terrace under an arch with an ocean view, 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

A villa with its own roof suits couples on long, quiet stays who don't need surf. The price of the calm: errands mean a drive, and a single road leads down to the water.

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 rooftop villa

What does Rise Real Bali charge when I buy this villa?

Nothing. IJI's list price is what you pay, and IJI covers our fee. Here we ask for the availability sheet, the PBG extract, the land lease and the IJI Home management agreement, then compare the plot with RDTR zoning. That review is on our budget, and the written report reaches you before any deposit.

Can I buy the rooftop villa without flying to Bali?

Yes. We run the viewing over Zoom, a Bali notary signs for you under your power of attorney, and our team takes the keys at handover. The villa is still a shell, so every installment matches a stage our staff has checked in person, and photos follow. Final payment goes out only when the full document set is ready.

Where do the yield numbers come from?

The model starts at Rp 3.5 million per night, which is AirROI's Uluwatu-corridor rate adjusted for a two-level villa this size. Our three occupancy scenarios (50, 60 and 70%) assume a professional manager and set aside 40% of revenue for costs. The middle case lands at a 9.4% net yield. It's our estimate, not a guarantee.

What do the 143 m² include?

Two levels and a roof. The ground floor holds the living room, the kitchen bar, a dining area and a guest toilet. Upstairs you'll find the bedroom with a desk and a bathroom. The roof is an open lounge under a pergola with an ocean view. The developer gives the exact measurements in a contract appendix.

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