PANDAWA · ID RR-2889

Pandawa Hills: 35 m² studio in Kutuh, Pandawa

The entry ticket at Pandawa Hills buys 35 m² of living space plus a balcony in the four-story studio block, with a shared pool downstairs and a rooftop restaurant and cinema above. The developer's own company manages rentals. Per the sheet, you'd lease it for 26 + 26 years and pay Rp 2.21 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
  • 1bathroom
  • 26+26years of leasehold per price sheet
  • Q4 2026handover per price sheet (to confirm)
  • 690 mto Green Bowl Beach

Property

What you get

Your unit is a 35 m² (≈ 375 sq ft) studio in the four-story building at Pandawa Hills, Desa Kutuh. The block rings a shared pool. Up top, the developer plans a restaurant and cinema facing the ocean. Pandawa Beach is two minutes away by the developer's count, and Green Bowl lies about 690 m off.

One room holds the bed, the kitchen and the sitting area, with a separate bathroom and a balcony on top of the 35 m². The brochure includes finish and furniture in the price. For an owner living abroad, the in-house management company counts for more than extra meters, since you won't need to hire an outside manager.

The price sheet lists this layout at Rp 2.21 bn. Studios on floors one to four share that price, with no view promised. The developer puts the land in the pink zone, and the sheet gives the lease as 26 + 26 years where the brochure has 25 + 25. Handover shows as the fourth quarter of 2026. The building is still a shell, so we're confirming the date and tying payments to stages.

Developer: Loyo & Bondar, all projects and terms

The numbers for this property

Pandawa Hills · Studio 35 m² yield: gross and net

The developer doesn't publish a yield for this unit. Below, studio math: Rp 1.2 million per booked night in Pandawa, minus the management fee, tax, wear and upkeep. We keep the occupancy cases low because the district averages around 46%.

Gross 12.3%≈ Rp 271 million a year at 60% occupancy and Rp 1.2 million a night Net 7.4%≈ Rp 163 million a year · payback ≈ 13.6 years
  • Gross rental incomeRp 271 million12.3% of price · rate Rp 1.2 million, occupancy 60%
  • Management companyRp 48.8 million18% of revenue · market range 15–25%
  • TaxRp 27.1 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 32.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 163 million7.4% of price · payback ≈ 13.6 years
Occupancy scenarios: Pandawa Hills · Studio 35 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
50%cautiousRp 226 millionRp 90.4 millionRp 136 million6.1%16.3 years
60%baseRp 271 millionRp 109 millionRp 163 million7.4%13.6 years
70%strongRp 317 millionRp 127 millionRp 190 million8.6%11.6 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 1.2 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 · 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

Buying a studio here means signing for a leasehold whose length still needs one answer: the sheet says 26 + 26 years, the brochure 25 + 25. You reserve, sign a PPJB once our checks close, and get the notarized lease when keys change hands. Completion brings the SLF from the regency, and the rental license has to wait for it.

Ownership and permits: Pandawa Hills · Studio 35 m²
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 developer has to confirm the term on paper. We count the remaining years from handover and put the renewal in the PPJB.
ZoningPink zone, per the developerThe developer's pink marking needs an official match. We pull the RDTR extract before you pay.
Building approval (PBG)To confirmNo permit number yet. It comes with the developer's document pack, which we request ahead of any deposit.
DeveloperLoyo & Bondar, legal entity to confirmOur check covers the company that signs your contract, its land lease and its finished buildings.
Certificate of occupancy (SLF)After construction endsThe regency issues the SLF once construction ends, and the rental license depends on it. Your last installment waits for both.
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 brochureA furnished render isn't a spec. We ask for the itemized list and 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 · Studio 35 m² 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.

These terms come from the brochure. Once due diligence ends, the PPJB pins every installment to a building milestone.

Location

Location: Kutuh · Ungasan

Around Kutuh, the south Bukit puts three beaches within a short ride: Pandawa, Melasti and Green Bowl. Short-stay listings in the area fill about 46% of nights, and we estimate a studio here at roughly Rp 1.2 million a night.

Pandawa Hills: studio with living area, bed and wardrobe in one room, 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

Studio buyers here trade nightlife for quiet. Dinner usually means a scooter ride toward Uluwatu or 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 · Studio 35 m²

What does Rise Real Bali charge when I buy this studio?

Nothing. Loyo & Bondar pays our fee, and you pay list price. On this studio, our pre-deposit checks cover the PBG extract, an up-to-date price sheet, the land lease and the 26 + 26 versus 25 + 25 question. We also match the zone to the RDTR and look up the developer's legal entity, all at our cost.

Can I buy a Pandawa Hills studio remotely?

Yes. Zoom replaces the site visit, a power of attorney covers your signature at the notary, and our team handles the handover. With the block still rising, every installment follows a stage we've inspected in person and photographed for you. We release the last one against the full document pack. Your deposit waits until the papers check out.

Where do the yield numbers come from?

AirROI puts a Pandawa studio at Rp 1.2 million per booked night once we adjust for type and size. For a professionally run unit we try three occupancy levels, 50, 60 and 70%, with 40% of revenue going to costs. The 60% case nets 7.4% a year. It's our estimate, and it doesn't guarantee income.

How is this studio different from the ocean-view studio?

Floor and view. These standard lots sit anywhere from the first to the fourth floor with no view promised. Ocean-view studios occupy the third and fourth floors and cost Rp 2.48 bn against Rp 2.21 bn here. Both measure 35 m². Open lots show up by color on the price sheet, so we confirm which ones remain before booking a viewing.

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