PANDAWA · ID RR-1595

Ramada Encore Pandawa Hills: apartments, townhouses and villas of 31–293 m² in Pandawa

This hotel-branded complex 400 meters from the sea holds 182 units, from 31 m² apartments to three-bedroom villas of 293 m². Entry is Rp 2.39 bn, with the land leased for 30 years and a stated 20-year renewal after that. Ramada Encore by Wyndham will run the hotel side, and construction is underway.

Leasehold 30 + 20 years
Under construction
Hotel operator

Studio–3bedrooms
31–293 m²unit sizes
182units in the complex
Leasehold30 + 20 years
Late 2027handover (to confirm)
400 mto the sea

Property

What you get

The complex sits on the slope above Pandawa Beach in Kutuh village. Our listing database puts the sea 400 meters away. The beach itself is about a kilometer off in a straight line, and Nusa Dua roughly seven. Day-trippers fill the beach road while the sun is up. After dark the area goes quiet, with no nightlife to speak of.

There are 182 units in three formats. Superior apartments of 31 m² (≈ 335 sq ft) and Deluxe apartments of 42 m² fill the main building, while townhouses from 80 m² and villas up to 293 m² spread across the grounds. Shared spaces include an infinity pool, a rooftop bar, an ocean-view lounge, a restaurant, a conference room and a kids' club. Ramada Encore by Wyndham runs the hotel side. That's why our income models carry a resort operator's fee, not a standard manager's.

The land lease runs 30 years, plus a 20-year extension, and the listing marks the zone as tourism and mixed use. On the developer's sheet a Superior costs Rp 2.39 bn and a Deluxe Rp 2.67 bn. The one-bedroom townhouse of 80.49 m² lists at Rp 3.81 bn, the 292.61 m² villa at Rp 10.71 bn. The latest confirmed handover is late 2027, and we're confirming that date with Anta Group.

Developer: Loyo & Bondar, all projects and terms

Developer price list

Ramada Encore 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".

Type	Size	Bedrooms	Price	The numbers
Superior apartment	31 m²	studio	Rp 2.39 bn	with numbers →
Deluxe apartment	42 m²	to confirm	Rp 2.67 bn	on request
1BR townhouse	80.49 m²	1	Rp 3.81 bn	with numbers →
2BR townhouse	100 m²	2	Rp 4.16 bn	on request
2BR townhouse	133.74 m²	2	Rp 5.75 bn	on request
3BR villa	292.61 m²	3	Rp 10.71 bn	with numbers →

The developer's availability sheet and the Rise Real Bali listing database supply these sizes and prices. The current sheet shows no open regular-sale rows for the 2BR townhouses, so we check availability when you reserve. Shareholding lots sell on separate terms and sit outside this price range.

Ownership

Ownership & what you actually get

Every unit sits on a land lease of 30 years, which the developer says extends by 20. One listing record says 50 years instead, so we've asked how the developer documents the extension. You reserve, sign a PPJB with Anta Group's project company, and a notary registers your lease on handover day. The SLF arrives with completion, and the rental license follows it.

Ownership and permits: Ramada Encore Pandawa Hills
Form of ownership	LeaseholdForeigners 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 term	30 + 20 yearsOne record in our listing database gives the term as 50 years, and we've asked the developer how it documents the extension. We count the remaining term from handover and write the extension terms into the contract.
Zoning	Tourism and mixed use, per listing dataTourism/Mixed is the zone our database records for this land. Before the deposit we pull an RDTR extract to confirm it.
Building approval (PBG)	Stated, copy requestedThe listing shows the approval but carries no copy. We get one from Anta Group before you pay anything.
Developer	Anta Group, legal entity to confirmRamada Encore by Wyndham is the hotel brand that will manage the property. Anta Group builds it, and we check that company's legal entity, its delivered projects and the land lease.
Certificate of occupancy (SLF)	After construction endsNo rental license without an SLF, which is why every payment here follows a construction stage rather than a date on the calendar.
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 nominee	Not 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 escrow	None, 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 handover	Finished and furnished, per the developerWe list the furniture and appliances in a specification attached 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

On WhatsApp

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

Leave your WhatsApp and I'll send them today.09:41

Terms

Ramada Encore Pandawa Hills payment schedule

Down payment 30%Due at signing, per the developer's main sales materials.
InstallmentsThe balance splits into parts, with the last one due by July 2027.
HandoverYou take the keys after the SLF, which the developer plans for late 2027.

Some of the developer's offers show a 25% down payment and a different installment period. We work from the main materials and confirm the terms for your specific unit.

Location

Location: Pandawa

Pandawa's white beach lies at the end of a corridor cut through limestone, busy with day visitors and quiet by nightfall. Entry prices sit below the Uluwatu cliffs. Nearby listings take about Rp 4.3 million per night and stay booked 46% of the year.

Ramada Encore Pandawa Hills: apartment block and rooftop pool, developer's render — Pandawa · Badung · above the coast

To the sea≈ 400 m
Pandawa Beach≈ 1 km straight line
Green Bowl Beach≈ 1.7 km straight line
Nusa Dua≈ 7.1 km straight line
Ngurah Rai Airport≈ 35 min

Families pick Pandawa for a calm beach and a lower entry price than the cliffs. The flip side is daytime tour traffic and quiet evenings, which pull down what a rental can earn.

Pandawa · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

6hotels
5sights
3beaches
2cafés
1restaurant

Closest places

Puri Pandawa Resorthotel · 101 m
Manik Pandawa villahotel · 163 m
Patung Tikus Putihsight · 574 m
Patung Dharmawangsasight · 595 m
Patung Arjunasight · 621 m
Pantai Pandawabeach · 628 m
Pandawa Beach homestayhotel · 660 m
Canoe Rentalsight · 697 m

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

Straight answers

Questions about Ramada Encore Pandawa Hills

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

Nothing. The developer's price list is what you pay, and Anta Group covers our commission. Before any deposit we pull the PBG copy, the current availability sheet and the land lease, sort out the 30 + 20 versus 50-year question, check the zone against RDTR and verify the developer's company. The checks cost you nothing, and you get the open points in writing.

Can I buy a unit here without traveling to Bali?

Yes. The site tour runs on Zoom. You sign through a notary who acts under your power of attorney, and our staff take the unit over for you at handover. As the complex rises, every installment waits for a stage we've checked on the ground and photographed. Money moves only after the papers pass review. The final payment goes against the complete documents.

Where do the yield numbers come from?

Each model sits on its own page: the Superior apartment, the 1BR townhouse and the 3BR villa. We start from AirROI nightly rates for Pandawa and adjust for unit type and size. Occupancy follows professionally managed listings, and costs take 45% of revenue because a branded operator charges more than a regular manager. These are estimates, not guaranteed income.

Who is Ramada Encore, and who is building the project?

Ramada Encore by Wyndham is the hotel brand whose management network will operate the hotel side of the complex. Anta Group is the developer, and its name runs through every document in the sales kit. We keep the two apart on purpose: we check the seller's company and the land lease with the developer, not with the brand.

Units in this project