PANDAWA · ID RR-1266

Neat House Villa: two-bedroom villas, 62.4 m², in Kutuh, Pandawa

Just past the GWK cultural park, per the developer, ten two-story villas each get a private pool, a timber deck and 62.4 m² on the plans. Prices start at Rp 2.91 bn. Our listing records show a 30 + 20 year leasehold and handover in Q4 2026, and we're checking both against the developer's papers.

  • Leasehold 30 + 20 years
  • Private pool
  • Mezzanine bedroom
  • 2bedrooms, one on the mezzanine
  • 62.4 m²villa size on the plans
  • 138–141 m²plot per villa
  • 10Neat House villas in the complex
  • 30 + 20 yearslease term (to confirm)
  • Q4 2026handover (to confirm)

Property

What you get

Neat House Villa is one part of a DM Projects complex on the Bukit. The developer puts the plot right behind the Garuda Wisnu Kencana park, and its map pin lands in eastern Ungasan. The master plan covers 5,455 m² of land with ten Neat House villas and the Jey Grey townhouses. A 122 m² shop, shared parking and a security post sit at the gate.

Each villa runs over two floors, 62.4 m² (≈ 670 sq ft) on the plans. Downstairs, a double-height living room of 27.3 m² holds the kitchen and dining table, next to a 7.5 m² bedroom, a toilet and an open-air tub. A spiral stair climbs to the mezzanine, an 18 m² second bedroom. Its ceiling is 2.1 m high, so see it in person before you commit. Outside you get a private pool and a 27.3 m² timber deck, and the developer's spec sheet lists furniture and appliances.

Our listing database gives the lease as 30 years, extendable by 20. The developer's materials name no term, so we're requesting the land lease itself. Hak Milik isn't open to foreigners. The listing price is Rp 2.91 bn, while the developer's financial model shows Rp 2.83 bn at an older exchange rate. The database has the structure up and handover in Q4 2026. One more gap: the presentation says 59 m², the plans say 62.4 m². Zoning and the seller's company are still open.

Developer: DM Project, all projects and terms

Developer price list

Neat House Villa: 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".

TypeSizeBedroomsPriceThe numbers
2BR villa with pool62.4 m²2Rp 2.91 bnwith numbers →

Size comes from the developer's plans and the price from our listing database. The developer's financial model shows Rp 2.83 bn, and we match the live price list and free villas when you reserve.

Ownership

Ownership & what you actually get

Our records list a leasehold of 30 years with a 20-year extension, though the developer's own papers don't state a term yet. The route runs from a reservation to a PPJB, then a notarized land lease when the villa is finished. We don't have a copy of the PBG yet. After construction the regency grants the SLF, and a rental license application can follow it.

Ownership and permits: Neat House Villa
Form of ownershipLeasehold, per our listing dataForeigners 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 years, per our listing dataThe developer's materials don't give a term. We count the years left from handover and lock the extension into the contract.
ZoningTo confirmAn RDTR extract will show whether this plot allows nightly rentals. We order it first.
Building approval (PBG)To confirmWe ask the developer for the approval number and an official extract ahead of any deposit.
DeveloperDM Projects Group, entity to confirmWe match the selling company against its documents and look at the projects it has already delivered.
Certificate of occupancy (SLF)Structure up, handover Q4 2026No SLF means no rental license. That's why each payment follows a finished stage, never a calendar date.
Short-term rental license (NIB)To confirmAirbnb, 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 handoverFurnished to the developer's specThe list of furniture and appliances goes into 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
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Terms

Neat House Villa payment schedule

  1. ReservationA deposit holds your villa, and the developer hasn't named the amount.
  2. Construction stagesInstallments track verified stages on a schedule we still need from the developer.
  3. HandoverYou inspect the villa after the SLF and receive the keys and its documents.

The developer hasn't published a payment plan. We'll set one in the PPJB after our checks are done.

Location

Location: Kutuh · Pandawa

Kutuh, the village that owns Pandawa Beach, occupies the Bukit's southeast edge, with Ungasan on one side and Nusa Dua on the other. The white sand lies at the end of a road cut through the cliffs. Day-trippers fill it by noon and it goes quiet by evening. Much of the land here is zoned residential, so the RDTR map is the first thing we check.

Neat House Villa: pool and timber deck beside the living room glass wall, render
Pandawa · Badung · Kutuh, Kuta Selatan
  • Garuda Wisnu Kencana parknext door, per the developer
  • Timbis Beach≈ 1.5 km straight line
  • Supermarket≈ 900 m straight line
  • Ngurah Rai Airport≈ 9.4 km straight line

People buy in Kutuh for sand that surfers mostly skip and villa prices under the clifftop strip. You give up daily convenience, since shops sit farther away and there's one road down to the sea.

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

  • Lala Home Stayhotel · 432 m
  • Abandoned Aircraft Viewpointsight · 452 m
  • Park a bit after the entrance. View on an hidden aircraftsight · 456 m
  • Plane on the Bukitsight · 482 m
  • Villa Nusa 8hotel · 668 m
  • Timbis Homestay Balihotel · 841 m
  • Supermarketshop · 893 m
  • Local warungcafé · 894 m

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

Straight answers

Questions about Neat House Villa

What does Rise Real Bali charge when I buy at Neat House Villa?

Not a rupiah. Neat House pricing follows the developer's list, and the seller covers our commission. Our lawyers look into the land lease, the building approval and the zone before you commit anything, and we absorb that cost. Our written findings list every question still open, so you reserve knowing the lease term and your ownership right.

Can I buy a Neat House villa without flying to Bali?

Yes. A broker shows you the villa and the building site on Zoom, and fresh photos and video land in your messenger. You sign at a notary's office by proxy, using a power of attorney. Bank transfers follow the schedule set in the contract. At completion our team inspects the villa for you and reports back with pictures.

How much is a Neat House villa, and what's in the price?

Our listing database has the two-bedroom villa at Rp 2.91 bn, and the developer's financial model shows Rp 2.83 bn. On the plans it's 62.4 m² on a plot of roughly 140 m². You get a double-height living room, a kitchen, two bedrooms, an open-air tub and your own pool. We're matching the price and availability with the developer.

What lease do Neat House villas come with?

Our database has the lease at 30 years, and the extension adds 20. The developer's materials don't mention a term, so we request the land lease before you reserve. Hak Milik isn't available to foreigners. An RDTR extract tells us the plot's zone and whether nightly rentals are allowed there. Without those papers, no deposit goes out.

Where do the yield numbers come from?

You'll find the model on the unit page. It starts from an AirROI nightly rate for this part of the Bukit, corrected for a two-bedroom pool villa. We assume occupancy for a managed rental and set aside 40% of revenue for running costs. A developer's income forecast, if one appears, stays outside our numbers. Treat the result as a projection, not guaranteed income.

Units in this project

1 unit with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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