PANDAWA · ID RR-3169

Eighth Sense: wellness complex of apartments, penthouses and villas in Kutuh, Pandawa

Construction has reached the structural frame, and the developer targets handover in Q1 2027 for this wellness complex on Jl. Pantai Pandawa. It mixes 35 m² apartments, 70 m² penthouses with roof access and villas of 60 and 143 m², plus a spa, a restaurant and a large pool. Leasehold runs 30 + 25 years, from Rp 2.24 bn.

Leasehold 30 + 25 years
Shell complete
Spa and restaurant
In-house management

1–2bedrooms per unit
35–143 m²unit sizes
30 + 25 yearsleasehold with extension
Q1 2027handover, per the developer
Spa and restaurantwellness floor in the complex

Property

What you get

Eighth Sense stands on Jl. Pantai Pandawa in Kutuh village, on the southern Bukit, about 587 m from Pandawa Beach. The complex holds four formats: 35 m² apartments, 70 m² penthouses with roof access, and villas of 60 and 143 m². A large pool with a concrete arch fills the courtyard, with a café and restaurant by the entrance. The building faces the ocean behind planted arches.

According to the developer's presentations, units come ready for guests: custom furniture, appliances, kitchenware and bed linen. The lower floor holds a spa with a sauna, a hammam, massage rooms and a lounge. That floor pays its way on nightly rentals, since guests pay more to sleep above a spa. IJI Home, the developer's own company, runs the rentals.

The developer's materials mark the plot as pink (tourism) zoning, list the building approval (PBG) as issued and say the land purchase is complete. Ownership is leasehold for 30 years with a 25-year extension. Apartments of 35 m² run Rp 2.24–2.43 bn, 70 m² penthouses Rp 3.31–3.70 bn, the 60 m² villa Rp 3.87 bn and the 143 m² rooftop villa Rp 4.96 bn. IJI's target date is Q1 2027, and we've asked for current availability.

Developer price list

Eighth Sense: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

Type	Size	Bedrooms	Price	The numbers
1BR apartment, nature view, 2nd floor	35 m²	1	Rp 2.24 bn	with numbers →
1BR apartment, nature view, 3rd floor	35 m²	1	Rp 2.34 bn	with numbers →
1BR apartment, ocean view	35 m²	1	Rp 2.43 bn	with numbers →
2BR penthouse with roof, nature view	70 m²	2	Rp 3.31 bn	on request
2BR penthouse with roof, ocean view	70 m²	2	Rp 3.70 bn	on request
1BR villa	60 m²	1	Rp 3.87 bn	on request
1BR villa with roof terrace, ocean view	143 m²	1	Rp 4.96 bn	with numbers →

Sizes and prices come from the developer's per-unit presentations and the IJI materials pack. IJI hasn't opened the full availability sheet to us yet, so we confirm free floors and views when you reserve.

Ownership

Ownership & what you actually get

You buy a leasehold: 30 years on the land, with a 25-year extension the developer states. The deal runs from a unit reservation to a sale and purchase agreement (PPJB), then a notarized lease and a management contract with IJI Home at handover. The developer reports a PBG in hand. Two papers follow the build rather than precede it: the occupancy certificate (SLF) and a license for nightly rentals.

Ownership and permits: Eighth Sense
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 count the remaining years from handover, not from the contract date. The 25-year extension terms go into the land lease agreement.
Zoning	Pink zone, per the developerA color on a brochure isn't a document. Before the deposit we pull an RDTR extract to confirm the plot allows nightly rentals.
Building approval (PBG)	Issued, per the developerWe request the number and a copy before the deposit and attach them to the contract.
Developer	IJI, legal entity to confirmWe check the selling company's documents, the land lease and the projects IJI has delivered.
Certificate of occupancy (SLF)	After constructionWithout an SLF the regency won't issue a rental license. We tie the final payment to the full document pack.
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 developerRenders show a mood, not a specification. The furniture and appliance list goes into an appendix to the 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?

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Terms

Eighth Sense payment schedule

ReservationA deposit holds a specific unit in your name. We're confirming the amount with the sales team.
Down payment30% of the price, per the developer's presentation.
InstallmentsThe balance in parts over up to 18 months, interest-free.
HandoverNotarial signing and a management contract with IJI Home at handover.

The schedule comes from the developer's presentation. After the document check, we write into the contract that each installment follows a verified construction stage.

Location

Location: Kutuh · Pandawa

Pandawa Beach lies in a corridor cut through white limestone, busy with day-trippers until late afternoon and quiet after. Shops and cafés are farther away than in Uluwatu, so you'll want a scooter.

Eighth Sense: aerial view with the forest and the ocean beyond, 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

Pandawa draws buyers who want sand free of surfers and a lower entry ticket than the cliff-top villas. What you give up: errands need a car or scooter, and a single access road serves the beach.

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

What does Rise Real Bali charge when I buy at Eighth Sense?

Nothing. IJI pays our commission, so you pay the price on IJI's own sheet. Before you commit a deposit, our Bali team runs the checks at no charge. We pull the PBG extract, a current availability sheet and the IJI Home management contract, confirm zoning against RDTR and verify the selling company. Everything still open lands in a written report you keep.

Can I buy at Eighth Sense without flying to Bali?

Yes. A broker tours the Kutuh site with you on a Zoom call, and your signature goes through a notary by proxy. We collect the keys for you. Because the building is mid-construction, each installment waits for a stage our team has inspected, with photos sent to you. The closing transfer happens once every handover document is on the table.

Where do the yield numbers come from?

Yield figures live on each unit page, not here. We take an AirROI nightly rate for the Uluwatu corridor, where Pandawa belongs, and adjust it per unit type and size. Three occupancy cases follow, 50, 60 and 70%, all assuming professional management. Costs absorb 40% of revenue. Read every figure as a Rise Real Bali projection, never as promised income.

How does a penthouse differ from a villa at Eighth Sense?

The 70 m² penthouse is a two-level unit inside the main building with its own access to the roof. The 60 m² villa stands on its own, and so does the 143 m² villa, which adds a rooftop terrace facing the ocean. Every owner shares the same pool, spa and common areas.

What is the payment plan at Eighth Sense?

The developer's presentation asks for 30% upfront after the reservation, then the balance over as long as 18 months with no interest. The last step is notarial signing and the management contract at handover. We add stage-linked installments to the contract, so each payment matches work you can see on site.

Units in this project