PANDAWA · ID RR-2337

Pandawa Hills: studios of 35–43 m² and 1–3 bedroom villas in Kutuh, Pandawa

Loyo & Bondar is building a mixed complex in Kutuh, a two-minute drive from Pandawa Beach by the developer's count. A four-story block of 35–43 m² studios wraps a shared pool, with one-, two- and three-bedroom villas alongside. The price sheet lists leasehold 26 + 26 years and prices from Rp 2.21 bn.

  • Leasehold 26 + 26 years
  • Under construction
  • Rooftop restaurant
  • Studio–3bedrooms: studios and villas
  • 35–43 m²studio area without balcony
  • 91–205 m²villa area per price sheet
  • 26+26years of leasehold per price sheet
  • Q4 2026handover per price sheet (to confirm)

Property

What you get

The site sits in Kutuh village on the southern Bukit, two minutes from Pandawa Beach and five from hotels and shops, both by the developer's figures. Two formats share one plot: a four-story studio building around a common pool, and standalone villas with one, two or three bedrooms. On the roof of the studio block, the developer plans a restaurant and a cinema facing the ocean.

Studios run 35–43 m² (≈ 375–465 sq ft) of living space, balcony extra. Ocean views start on the third and fourth floors, and those lots cost more. Villa sizes on the sheet are 91 m² for the 1BR, 126 m² for the 2BR and 205 m² for the 3BR. The brochure puts finish and furniture in the price. An in-house management company runs rentals, which matters more to an absentee owner than extra floor space.

Per the developer, the plot falls in the pink zone, and an RDTR extract will confirm or correct that. Term on the price sheet: 26 + 26 years. The brochure prints 25 + 25, so we want one number signed. Sheet prices: studio Rp 2.21 bn, ocean-view studio Rp 2.48 bn, 1BR villa Rp 4.42 bn, 2BR Rp 5.31 bn, 3BR Rp 7.26 bn. We're still confirming open lots, the legal entity and permits.

Developer: Loyo & Bondar, all projects and terms

Developer price list

Pandawa Hills: 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
Studio, floors 1–235–43 m²studioRp 2.21 bnwith numbers →
Studio, floors 3–435–41 m²studioRp 2.21 bnwith numbers →
Ocean-view studio, floors 3–435 m²studioRp 2.48 bnwith numbers →
1BR villa91 m²1Rp 4.42 bnwith numbers →
2BR villa126 m²2Rp 5.31 bnwith numbers →
3BR villa205 m²3Rp 7.26 bnon request

Figures in this table come off the developer's price sheet, apartment and villa tabs. Studio sizes count interior space only, and balconies add to it. Open lots carry a color on the sheet, and we recheck availability ahead of each viewing.

Ownership

Ownership & what you actually get

You'd hold a leasehold, and its length is the open point: 26 + 26 years on the price sheet against 25 + 25 in the brochure. Both figures need one signed answer from Loyo & Bondar before you put down money. Reservation leads to a PPJB, and the notarized lease follows when the developer delivers. Occupancy certificate (SLF) and rental license come after construction.

Ownership and permits: Pandawa Hills
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 brochureWe need the term in writing from the developer. What's left gets counted from handover, and the extension goes into the contract.
ZoningPink zone, per the developerA color on a price sheet isn't a document. An RDTR extract settles it before the deposit.
Building approval (PBG)To confirmWe request the number and a copy before the deposit, with the rest of the developer's due diligence pack.
DeveloperLoyo & Bondar, legal entity to confirmWe check the legal entity, the land lease and the projects Loyo & Bondar has already delivered.
Certificate of occupancy (SLF)After construction endsNo SLF, no rental license. We tie the final payment to 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 brochureRenders show a mood, not a specification. The list of furniture and appliances goes into the 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
On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Pandawa Hills?

Leave your WhatsApp and I'll send them today.

Terms

Pandawa Hills 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 schedule comes from the developer's brochure. After our checks, we write stage-linked payments into the PPJB.

Location

Location: Kutuh · Ungasan

Kutuh sits on the southern Bukit between Ungasan and Nusa Dua, with Pandawa, Melasti and Green Bowl beaches close by. It's windy, the ocean views are wide, and you'll ride a scooter toward Uluwatu or Nusa Dua for coffee and groceries.

Pandawa Hills: loungers and shades by the pool, 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

Kutuh draws buyers with Pandawa Beach and the unhurried south of the Bukit. The price of that calm: daily errands take longer here than in Uluwatu.

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

What does Rise Real Bali charge when I buy at Pandawa Hills?

Zero for you as the buyer. Prices here mirror the Loyo & Bondar sheet, and our commission sits with the seller. At our own cost, before any deposit, we look at the land, the land lease and the permits, then write up what's still open. Picking a lot and negotiating the installment plan with the developer come with that work too.

Can I buy at Pandawa Hills without flying to Bali?

Yes. A broker shows you the site and renders on Zoom, and Loyo & Bondar has 3D tours of the studios, the roof and all three villa types. We check the documents ourselves. The notary signing happens by power of attorney. Payments follow construction stages rather than calendar dates, and at handover we inspect the finish against the spec.

What ownership do Pandawa Hills buyers get, and for how long?

Leasehold, a long-term land lease, because freehold (Hak Milik) isn't open to foreigners. The developer's price sheet shows 26 + 26 years, while the brochure says 25 + 25. Pink zone is the developer's reading of the plot. Before a deposit, we want the term in writing, an RDTR extract confirming the zone, and the extension spelled out in the contract.

How much do Pandawa Hills units cost, and when is handover?

On the price sheet, a 35–43 m² studio costs Rp 2.21 bn and an ocean-view studio Rp 2.48 bn. Villas run Rp 4.42 bn for the 1BR at 91 m², Rp 5.31 bn for the 2BR and Rp 7.26 bn for the 3BR at 205 m². The sheet shows handover in the fourth quarter of 2026, a date we're still confirming with Loyo & Bondar.

Is there a payment plan at Pandawa Hills?

Yes, according to the developer's brochure. You put down 30%, then make seven interest-free payments of 10% over 12 months. Paying the full price at once earns a 5% discount. The brochure also says finish and furniture come with the unit. We add stage-linked payments and a late-delivery penalty to the contract.

Where do the yield numbers come from?

The developer's materials carry no yield figure, and the project page doesn't show one either. We model each unit separately: an AirROI nightly rate for Pandawa adjusted for the unit type, occupancy for professionally managed rentals, and costs at 40% of revenue. You'll find the models on the unit pages. Treat them as estimates, not guaranteed income.

Units in this project

4 units with numbers

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

Properties

Similar properties

See all properties →