PANDAWA · ID RR-2910

Pandawa Hills: two-bedroom villa, 126 m², in Kutuh, Pandawa

Families renting for a week or more are the natural guests for this 126 m² two-bedroom villa, with its island kitchen and dining area. The complex adds a shared pool, a rooftop restaurant and cinema, and in-house management. Leasehold runs 26 + 26 years on the developer's sheet, and the price is Rp 5.31 bn.

Unit in Pandawa Hills · units listed: 4

  • Leasehold 26 + 26 years
  • Under construction
  • Rooftop restaurant
  • 2bedrooms
  • 126 m²villa area per price sheet
  • 2bathrooms
  • 26+26years of leasehold per price sheet
  • Q4 2026handover per price sheet (to confirm)
  • 690 mto Green Bowl Beach

Property

What you get

At 126 m² (≈ 1,355 sq ft), the two-bedroom villa sits on the Pandawa Hills site in Desa Kutuh and shares its facilities with the studio block: the pool, the rooftop restaurant and cinema, and the developer's management company. Pandawa Beach is two minutes away, according to the developer.

Two bedrooms and a kitchen-dining room built around an island move the villa into the family rental segment. Stays run longer, the low season bites less, and the average booking beats the complex's studios. Stepping up to the 205 m² three-bedroom villa costs another Rp 1.95 bn.

The developer's price sheet puts this villa at Rp 5.31 bn. The developer describes the land as pink zone. On the lease, the numbers split (26 + 26 years on one page, 25 + 25 on another), and we're getting a single figure in writing. The sheet targets the fourth quarter of 2026 for handover. With the building at shell stage, we're confirming that date and tying each payment to a stage.

Developer: Loyo & Bondar, all projects and terms

The numbers for this property

Pandawa Hills · 2BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below, family-villa math: Rp 3.2 million per night for guests in Pandawa, net of management, tax, wear and upkeep. Occupancy in the area runs about 46%, so our cases stay modest.

Gross 11.8%≈ Rp 628 million a year at 54% occupancy and Rp 3.2 million a night Net 9.9%≈ Rp 527 million a year · payback ≈ 10.1 years
  • Gross rental incomeRp 628 million11.8% of price · rate Rp 3.2 million, occupancy 54%
  • Operating costsRp 100 million16% of revenue
  • Net to youRp 527 million9.9% of price · payback ≈ 10.1 years
Occupancy scenarios: Pandawa Hills · 2BR villa
OccupancyGross incomeExpenses 16%Net% of pricePayback period
44%cautiousRp 512 millionRp 81.9 millionRp 430 million8.1%12.4 years
54%baseRp 628 millionRp 100 millionRp 527 million9.9%10.1 years
64%strongRp 744 millionRp 119 millionRp 625 million11.8%8.5 years

The base case is 54% occupancy under professional management, with 44% as the cautious case and 64% as the strong one.

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 3.2 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 44% cautious, 54% base and 64% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Neat House · 2BR villa: 10.1% net at 45% occupancy; Pandawa Hills · Studio 35 m²: 10.0% net at 58% occupancy; Pandawa Hills · Ocean-view studio: 9.6% net at 55% occupancy.
Reports and data
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

Expect a leasehold, with one number still to settle: the sheet shows 26 + 26 years, the brochure 25 + 25. The route runs from reservation through a PPJB signed after our checks, ending with the notarized lease on delivery day. Construction has to wrap up before the SLF, and the rental license trails the SLF.

Ownership and permits: Pandawa Hills · 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 term26 + 26 years on the price sheet, 25 + 25 in the brochureA written term from the developer comes first. We then count the years left from handover and lock the renewal into the contract.
ZoningPink zone, per the developerWe don't rely on the developer's color coding. The RDTR extract has the final word, and we get it before your deposit.
Building approval (PBG)To confirmPermit details are still missing. We ask for the PBG number and extract along with the developer's due diligence documents.
DeveloperLoyo & Bondar, legal entity to confirmWe review who signs the contract, how the land lease reads and which projects the developer has finished.
Certificate of occupancy (SLF)After construction endsThe rental license can't come before the SLF. That's why the closing installment depends on the 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 brochureThe island kitchen on the render shows a design, not a delivery list. The itemized spec goes into your contract as an appendix.
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 · 2BR 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.

The brochure sets out this plan. Our PPJB draft links every installment to a verified building stage.

Location

Location: Kutuh · Ungasan

Families like Kutuh for beach days: Pandawa has canoe rentals and warungs on the sand, and Melasti and Green Bowl are close. Across the area, rentals fill about 46% of nights, and we model this villa at roughly Rp 3.2 million a night.

Pandawa Hills: kitchen and dining area with an island in a 2-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

Our district page pitches Pandawa to families on week-long stays rather than surfers. The flip side is fewer restaurants than in Uluwatu, so evenings often mean a drive.

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 · 2BR villa

What does Rise Real Bali charge when I buy the 2BR villa at Pandawa Hills?

You pay no fee. Loyo & Bondar's list price stands, and the developer covers our commission. Ahead of your deposit we collect the PBG extract and a current price sheet, go through the land lease, and settle whether the term is 26 + 26 or 25 + 25. The zoning check against the RDTR and a look at the developer's entity are on us too.

Can a family buy this villa without coming to Bali?

Yes. The viewing happens on Zoom, and a notary handles signing through your power of attorney. We take delivery for you. While the villa is under construction, each payment lines up with a stage our team checks on site and photographs for you. The final payment goes only against the full set of documents.

Where do the yield numbers come from?

Comparable managed villas in Pandawa give the starting rate, adjusted to Rp 3.2 million nightly for two bedrooms. We test 44, 54 and 64% occupancy with professional management and subtract operating costs of 16% of revenue. The 54% base case returns 9.9% net. Treat it as our estimate, not promised income.

What's included in the villa price?

Finish and furniture, according to the developer's brochure. We request the actual specification and attach it to the contract, because "furnished" without a list can mean anything. The developer's management company runs rentals, and we read its agreement and fee before your deposit, along with the other documents.

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