PANDAWA · ID RR-2896

Pandawa Hills: 35 m² ocean-view studio in Kutuh, Pandawa

Third- and fourth-floor lots carry the ocean view at Pandawa Hills, and this 35 m² studio is one of them. You also get the shared pool and a rooftop restaurant and cinema. The lease reads 26 + 26 years on the developer's price sheet, and the price is Rp 2.48 bn.

Unit in Pandawa Hills · units listed: 4

  • Leasehold 26 + 26 years
  • Under construction
  • Rooftop restaurant
  • Studioliving area and kitchen in one room
  • 35 m²living area without balcony
  • 3–4floor, ocean view
  • 26+26years of leasehold per price sheet
  • Q4 2026handover per price sheet (to confirm)
  • 690 mto Green Bowl Beach

Property

What you get

This 35 m² (≈ 375 sq ft) studio faces the ocean from the third or fourth floor of the Pandawa Hills block in Desa Kutuh. The developer keeps view lots on those two floors because neighboring buildings cut off the sightline lower down. Up on the roof, a restaurant and a cinema look out to sea.

The floor area matches the standard studio. What changes is the height, the view and a premium of Rp 266 million. On nightly rentals, that premium tends to pay back faster than extra meters would. An ocean view in the first listing photo lifts both the rate and the share of viewers who book.

The developer marks the land as pink zone. The lease shows 26 + 26 years on the sheet but 25 + 25 in the brochure, which we're resolving. Price per the sheet: Rp 2.48 bn. The sheet lists handover for the fourth quarter of 2026, yet the structure is only a shell today, so the date stays on our list to confirm and each payment links to a stage.

Developer: Loyo & Bondar, all projects and terms

The numbers for this property

Pandawa Hills · Ocean-view studio yield: gross and net

The developer doesn't publish a yield for this unit. Below, ocean-view math: Rp 1.4 million a night in Pandawa, after management, tax, wear and upkeep. Occupancy stays conservative because the district runs near 46%.

Gross 12.5%≈ Rp 310 million a year at 60% occupancy and Rp 1.4 million a night Net 7.5%≈ Rp 186 million a year · payback ≈ 13.3 years
  • Gross rental incomeRp 310 million12.5% of price · rate Rp 1.4 million, occupancy 60%
  • Management companyRp 55.8 million18% of revenue · market range 15–25%
  • TaxRp 31.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 37.2 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 186 million7.5% of price · payback ≈ 13.3 years
Occupancy scenarios: Pandawa Hills · Ocean-view studio
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 258 millionRp 103 millionRp 155 million6.3%16.0 years
60%baseRp 310 millionRp 124 millionRp 186 million7.5%13.3 years
70%strongRp 362 millionRp 145 millionRp 217 million8.8%11.4 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 1.4 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 · 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

A leasehold is what you'd sign for, with the term still unsettled between the price sheet (26 + 26 years) and the brochure (25 + 25). After reservation and our checks you sign a PPJB, then the notary drafts the lease once the developer hands over the building. Completion unlocks the SLF, with the short-term rental license next in line.

Ownership and permits: Pandawa Hills · Ocean-view studio
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 brochureTwo documents give two terms. We want one figure signed by the developer, with the renewal written into the contract.
ZoningPink zone, per the developerPink on the developer's plan still needs the official RDTR map behind it, and we check that before any deposit.
Building approval (PBG)To confirmWe're waiting on the permit number and extract, which we ask for together with the developer's full document set.
DeveloperLoyo & Bondar, legal entity to confirmWe look at the contracting entity, the lease on the land and what the developer has handed over before.
Certificate of occupancy (SLF)After construction endsWithout the SLF, the regency won't issue a rental license. Your final installment falls due only against those documents.
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 ocean-view render shows styling, not an inventory. The actual furniture list becomes 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

Pandawa Hills · Ocean-view studio 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.

We took the schedule from the brochure. The stage-by-stage link goes into your PPJB after due diligence.

Location

Location: Kutuh · Ungasan

Height pays off on the Bukit: from upper floors in Kutuh you look over the limestone coast toward open water. Nights around Pandawa book at about 46% across the area, and our model gives this studio roughly Rp 1.4 million per night.

Pandawa Hills: studio sofa by a sliding window with an ocean view, 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

View lots sell on the listing photo. Kutuh stays quiet in the evenings, though, so guests drive out for dinner.

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 · Ocean-view studio

What does Rise Real Bali charge when I buy an ocean-view studio at Pandawa Hills?

Zero. The developer's price list applies, and the developer pays us. On this lot we ask for the PBG extract, a current price sheet and a floor plan showing which way the windows face. We read the land lease, settle which lease term applies, match the zone to the RDTR and check the legal entity. You get a written report before any deposit, at no cost.

Can I buy this studio without traveling to Bali?

You can. We show the site and renders over Zoom, and your power of attorney takes care of the notary side. Construction is underway, so we link each installment to a finished stage, visit the site and send photos. Your final payment goes against the documents, and you pay no deposit until the papers pass our check.

Where do the yield numbers come from?

The nightly rate of Rp 1.4 million comes from AirROI data for Pandawa, adjusted for an ocean-view studio. We run three occupancy cases, 50, 60 and 70%, for a professionally managed unit and take 40% of revenue off as costs. The base case lands at a 7.5% net yield. That's an estimate from our model, not a promised return.

Is the ocean view guaranteed in the contract?

The developer's price sheet lists view lots on a separate line at a higher price, but we want the view written into the contract, not just the brochure. Before a deposit, we request a floor plan with window orientation and check whether anyone could build on the land in front of the block later.

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