PANDAWA · ID RR-3232

Neat House Villa: two-bedroom villa, 59 m², in Kutuh, Pandawa

This two-story villa in Kutuh costs Rp 2.91 bn: 59 m² built on a 140 m² plot, with a private pool and a second bedroom up on the mezzanine. It comes on a 30-year leasehold with 20 more on extension. The shell is standing, and handover is set for Q4 2026.

Unit in Neat House Villa

  • Leasehold 30 + 20 years
  • Private pool
  • Mezzanine bedroom
  • Shell complete
  • 2bedrooms, one upstairs in the loft
  • 59 m²built area in our database
  • 140 m²plot
  • 2bathrooms
  • 30 + 20 yearsleasehold with extension
  • Q4 2026handover, per our database

Property

What you get

Think of this as a two-person or small-family villa in Kutuh, a village on the southern Bukit. The ground floor opens into a double-height living space with the kitchen and dining table, plus one bedroom, a toilet and a bath under the sky. You reach the second bedroom by a spiral stair. The pool and a wooden deck fill the courtyard.

We record 59 m² (≈ 635 sq ft) of built area on a 140 m² plot. The developer's plans show 62.4 m², and a survey before signing settles the gap. The loft ceiling measures 2.1 meters: fine for sleeping, low for a tall guest, so check it yourself. Furniture and appliances come from the developer's specification.

You'd hold a 30-year lease with a 20-year extension, as our records show and the owner confirmed. Freehold (Hak Milik) stays closed to foreigners. The listing marks a residential zone and mentions a pondok wisata license. We still need the zoning extract to back that up. The villa costs Rp 2.91 bn. Right now the shell is up, so we'll confirm the Q4 2026 date and tie each payment to a stage.

The numbers for this property

Neat House · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below, Rise Real Bali's figures: Rp 2.1 million a night for the Uluwatu corridor, which takes in Pandawa, minus management, tax, wear and upkeep. We run occupancy lower than usual because the district averages about 46%.

Gross 16.0%≈ Rp 465 million a year at 60% occupancy and Rp 2.1 million a night Net 9.6%≈ Rp 279 million a year · payback ≈ 10.4 years
  • Gross rental incomeRp 465 million16.0% of price · rate Rp 2.1 million, occupancy 60%
  • Management companyRp 83.7 million18% of revenue · market range 15–25%
  • TaxRp 46.5 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 55.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 279 million9.6% of price · payback ≈ 10.4 years
Occupancy scenarios: Neat House · 2BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 388 millionRp 155 millionRp 233 million8.0%12.5 years
60%baseRp 465 millionRp 186 millionRp 279 million9.6%10.4 years
70%strongRp 543 millionRp 217 millionRp 326 million11.2%8.9 years

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 2.1 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
Pandawa Hills · Studio 35 m²: 7.4% net at 60% occupancy; Pandawa Hills · Ocean-view studio: 7.5% net at 60% occupancy; Pandawa Hills · 1BR villa: 7.9% 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.

Ownership

Ownership & what you actually get

This unit comes as a leasehold: 30 years, then 20 more under the extension the owner has confirmed. You reserve the specific villa number, sign with the developer, and a notary records the land lease at completion. The approval copy (PBG) is still on our request list. Occupancy certificate first, rental license second: neither exists until building work stops.

Ownership and permits: Neat House · 2BR villa
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 + 20 yearsWhat counts is the time left on the lease at handover, not at signing. The 20-year extension terms go into the land lease agreement.
ZoningResidential, pondok wisata notedResidential zones are common on the Bukit, and not all of them permit nightly rentals. We pull the RDTR extract before your deposit.
Building approval (PBG)To confirmThe approval number and extract come with the developer's document pack, and we get both first.
DeveloperDM Project, entity to confirmOur review covers the seller's company records, the land lease and the developer's finished builds.
Certificate of occupancy (SLF)After construction endsA rental license needs the SLF first. Your final payment waits for 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 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 handoverPer the developer's specificationRender interiors aren't a spec. The actual furniture and appliance list sits in 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
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Terms

Neat House · 2BR villa payment schedule

  1. ReservationThe deposit books this villa number in your name. The amount is still open.
  2. Construction stagesYou pay against stages we verify, since the developer's materials carry no timetable.
  3. HandoverThe last transfer goes out against the full documents and the notary signing.

We'll get the developer's payment plan in writing and fix it in the contract once due diligence closes.

Location

Location: Kutuh · Pandawa

Tour groups crowd Pandawa Beach by day, a short drive from the villa, and Kutuh goes calm after sunset. Cafes and shops are farther apart than around Uluwatu, so you'll want a scooter.

Neat House two-bedroom villa: wooden deck along the pool, render
Pandawa · Badung · Kutuh, Kuta Selatan
  • Timbis Beach≈ 1.5 km
  • Plane-spotting viewpoint≈ 444 m
  • Supermarket≈ 914 m
  • Cafe≈ 916 m
  • Ngurah Rai Airport≈ 9.6 km straight line

The draw is a quiet beach and a lower price than the cliff-edge villas. The catch is errands: groceries and dinner mean riding out, and the sea has a single access road.

Kutuh · Pandawa · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 3sights
  • 3hotels
  • 1shop
  • 1spa
  • 1café

Closest places

  • Abandoned Aircraft Viewpointsight · 444 m
  • Lala Home Stayhotel · 445 m
  • Park a bit after the entrance. View on an hidden aircraftsight · 446 m
  • Plane on the Bukitsight · 474 m
  • Villa Nusa 8hotel · 692 m
  • Timbis Homestay Balihotel · 853 m
  • Supermarketshop · 914 m
  • Local warungcafé · 916 m

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

Straight answers

Questions about Neat House · 2BR villa

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

Zero. The list price is what you pay, and DM Project covers our fee. Before any deposit we ask for the PBG extract, the rental license status, a floor survey of this villa and the land lease, then compare the plot against the RDTR zone map. We cover that work ourselves and put the findings in writing for you.

Can I buy this villa remotely?

Yes. You tour the villa by video, sign through a notary who acts on a power of attorney you grant, and our broker takes the keys on your behalf. Because the house is still rising, money moves stage by stage after we check the site and send photos. The last payment needs the full document set.

Where do the yield numbers come from?

We start from Rp 2.1 million a night, an AirROI rate for the Uluwatu corridor that includes Pandawa, corrected for a 59 m² two-bedroom villa. We test three occupancy levels, 50%, 60% and 70%, for a managed rental. Running costs absorb 40% of revenue. In the middle case the model lands on a 9.6% net yield, which is our estimate rather than a guarantee.

Why do I see two sizes, 59 m² and 62.4 m²?

Our database and the owner give 59 m² built on a 140 m² plot. The developer's plans say 62.4 m². The difference usually comes from measuring with or without the terrace. This page shows the database figure, and a survey before the deal fixes the exact number in an appendix to your contract.

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