PANDAWA · ID RR-2903

Pandawa Hills: one-bedroom villa, 91 m², in Kutuh, Pandawa

Couples get a whole villa here: 91 m² with one bedroom, a living room with kitchen, and a terrace. It shares the Pandawa Hills pool, rooftop restaurant and cinema, and the developer's company manages rentals. By the developer's sheet, the lease is 26 + 26 years and the price Rp 4.42 bn.

Unit in Pandawa Hills · units listed: 4

  • Leasehold 26 + 26 years
  • Under construction
  • Rooftop restaurant
  • 1bedroom
  • 91 m²villa area per price sheet
  • 1bathroom
  • 26+26years of leasehold per price sheet
  • Q4 2026handover per price sheet (to confirm)
  • 690 mto Green Bowl Beach

Property

What you get

This 91 m² (≈ 980 sq ft) one-bedroom villa stands apart from the studio block at Pandawa Hills in Desa Kutuh, yet uses the same facilities. Owners share the pool, the cinema and restaurant on the roof, plus the developer's own management company.

Ninety-one square meters for one bedroom suits a couple: a roomy living area with a kitchen, plus a terrace. On the south Bukit, a villa like this doesn't compete with studios. It goes up against two-bedroom villas in nearby complexes and wins on the entry price.

Price on the developer's sheet: Rp 4.42 bn. The land carries a pink-zone marking per the developer. Lease length reads 26 + 26 years in one document and 25 + 25 in the other, and we'll pin down which applies. Handover appears as the fourth quarter of 2026. Construction has reached the shell stage, so we're confirming the date and matching payments to stages.

Developer: Loyo & Bondar, all projects and terms

The numbers for this property

Pandawa Hills · 1BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below, the villa math: Rp 2.7 million per night in Pandawa for one bedroom, with the manager's cut, tax, wear and upkeep taken off. Our occupancy cases start lower than usual, because the area averages about 46%.

Gross 13.1%≈ Rp 581 million a year at 60% occupancy and Rp 2.7 million a night Net 7.9%≈ Rp 349 million a year · payback ≈ 12.7 years
  • Gross rental incomeRp 581 million13.1% of price · rate Rp 2.7 million, occupancy 60%
  • Management companyRp 105 million18% of revenue · market range 15–25%
  • TaxRp 58.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 69.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 349 million7.9% of price · payback ≈ 12.7 years
Occupancy scenarios: Pandawa Hills · 1BR villa
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 485 millionRp 194 millionRp 291 million6.6%15.2 years
60%baseRp 581 millionRp 233 millionRp 349 million7.9%12.7 years
70%strongRp 678 millionRp 271 millionRp 407 million9.2%10.9 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 2.7 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.

Ownership

Ownership & what you actually get

Ownership takes the form of a land lease. Its length needs settling first: the sheet prints 26 + 26 years where the brochure prints 25 + 25. Reservation comes first, then a PPJB after our due diligence, and a notarized lease at key handover. The SLF arrives only after the builders finish, and the rental license comes after that.

Ownership and permits: Pandawa Hills · 1BR 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 term26 + 26 years on the price sheet, 25 + 25 in the brochureThe term has to come from the developer in writing. We measure the remainder from handover and fix the renewal in the contract.
ZoningPink zone, per the developerUntil an RDTR extract confirms the developer's pink marking, we treat the zone as open.
Building approval (PBG)To confirmWe'll get the approval number and extract before the deposit, as part of the developer's due diligence file.
DeveloperLoyo & Bondar, legal entity to confirmFor this villa, we verify the entity on the contract, the land lease and Loyo & Bondar's completed projects.
Certificate of occupancy (SLF)After construction endsA rental license needs the SLF first. We link the closing payment to receiving the full document pack.
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 handoverFinish and furniture included, per the brochureRenders aren't a spec sheet. Ask for the furniture and appliance list, and we'll attach it 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

Pandawa Hills · 1BR villa payment schedule

  1. ReservationHolds a studio or villa in your name. The developer hasn't set the deposit yet.
  2. First installment30% of the price, per the developer's brochure.
  3. InstallmentsSeven payments of 10% each, interest-free over 12 months.
  4. Paying in fullPay everything upfront and the developer takes 5% off.

This plan follows the developer's brochure. Once due diligence clears, the PPJB ties each installment to a construction milestone.

Location

Location: Kutuh · Ungasan

From Kutuh you're a short ride from Pandawa, Batu Barak and Green Bowl beaches, with Melasti close by too. Area occupancy sits near 46%, and we model this villa at about Rp 2.7 million a night.

Pandawa Hills: open living room by the terrace in a 3-bedroom villa, developer's render
Ungasan · Badung · Desa Kutuh, near Pandawa Beach
  • Pandawa Beach2 min, per the developer
  • Batu Barak Beach≈ 610 m
  • Green Bowl Beach≈ 690 m
  • Hotels and shops5 min, per the developer
  • Ngurah Rai Airport≈ 11 km straight line

Couples come to this side of the Bukit for the beaches and the calm. You'll drive for most dinners, since restaurants cluster in Uluwatu and Nusa Dua.

Kutuh · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 5hotels
  • 2sights
  • 2restaurants
  • 1gym
  • 1beach

Closest places

  • Rapture Surfcamp Bali Greenbowlhotel · 69 m
  • The Akasea Villahotel · 451 m
  • Batu Barak Beachbeach · 608 m
  • Wood Shackrestaurant · 662 m
  • Pura Batu Pagehsight · 674 m
  • Green bowl beachsight · 692 m
  • green ballgym · 713 m
  • Warung greenbowl Beachrestaurant · 729 m

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

Straight answers

Questions about Pandawa Hills · 1BR villa

What does Rise Real Bali charge when I buy the 1BR villa at Pandawa Hills?

You pay us nothing, since Loyo & Bondar covers our commission. For the 1BR villa we collect the building approval extract and today's price sheet, study the land lease and chase down whether 26 + 26 or 25 + 25 applies. Zoning goes through an RDTR check and the developer's entity through a company search, before your deposit and on our dime.

Can I buy this villa while living overseas?

Yes. A broker walks the site with you on Zoom. Your power of attorney lets the notary complete the signing, and our team accepts the keys for you. It's under construction, so installments track stages we inspect in person, with photos sent your way. The last installment goes out against the documents.

Where do the yield numbers come from?

Our rate for this villa is Rp 2.7 million a night, from AirROI data for Pandawa adjusted for a one-bedroom villa. We model 50, 60 and 70% occupancy under professional management and deduct 40% of revenue for costs. In the base case, that gives a 7.9% net yield. It's a model, so treat it as an estimate rather than guaranteed income.

Why does the listing show two prices for this villa?

Our listing database holds two records for the 91 m² villa. One carries Rp 4.42 bn from the developer's price sheet. The other shows Rp 2.21 bn, which is the studio price sitting in the wrong row. This card uses the price sheet figure. We'll recheck it against a current sheet and send you the document before any reservation.

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