PANDAWA · ID RR-2826

Ramada Encore Pandawa Hills: one-bedroom townhouse, 80.49 m², in Pandawa

Double-height living space over two levels gives this one-bedroom townhouse 80.49 m² (≈ 865 sq ft) and its own door onto the shared pool. You pay Rp 3.81 bn for a 30-year land lease, which the developer says renews for 20 years. The developer aims for handover in late 2027, a date we're still confirming, and the sea lies 400 meters downhill.

Unit in Ramada Encore Pandawa Hills · units listed: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Two levels
  • 1bedroom
  • 80.49 m²total area
  • 2 levelsdouble-height living room
  • Leasehold30 + 20 years
  • Late 2027handover (to confirm)
  • 400 mto the sea

Property

What you get

The 1BR townhouse is the two-level layout at Ramada Encore Pandawa Hills. Rows of them line the shared pool on the grounds instead of stacking inside the hotel block. The sea is 400 meters away by our records, and Pandawa Beach roughly a kilometer as the crow flies.

Downstairs, the renders show a double-height living room with the staircase, a kitchen-diner and a bathroom. Upstairs you get the bedroom with its own bathroom and tub. Floor-to-ceiling glass runs the full height of the living room, and that's what sets the townhouse apart from apartments at a similar price.

Your land lease covers 30 years, and the developer states 20 more on renewal. The developer's sheet prices this layout at Rp 3.81 bn. The 80.49 m² figure is total area, both levels plus terrace and stairs, while the covered part measures 65.14 m². The latest confirmed schedule points to handover in late 2027, and we're checking that date with the developer.

The numbers for this property

Ramada Encore · 1BR townhouse yield: gross and net

The developer doesn't publish a yield for this unit. Below, a two-level Pandawa townhouse earns Rp 2.7 million per night in our figures, less the operator's share, tax, wear and upkeep.

Gross 16.6%≈ Rp 630 million a year at 65% occupancy and Rp 2.7 million a night Net 9.1%≈ Rp 346 million a year · payback ≈ 11.0 years
  • Gross rental incomeRp 630 million16.6% of price · rate Rp 2.7 million, occupancy 65%
  • Resort operatorRp 145 million23% of revenue · branded hotel management
  • TaxRp 63.0 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 75.6 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 346 million9.1% of price · payback ≈ 11.0 years
Occupancy scenarios: Ramada Encore · 1BR townhouse
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 533 millionRp 240 millionRp 293 million7.7%13.0 years
65%baseRp 630 millionRp 283 millionRp 346 million9.1%11.0 years
75%strongRp 727 millionRp 327 millionRp 400 million10.5%9.5 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 2.7 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: 55% cautious, 65% base and 75% strong.
Costs
45% of revenue: resort operator 23%, 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 · Ocean-view studio: 7.5% 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

The townhouse comes on leasehold: a 30-year land term and a 20-year extension that the developer states. Because another listing entry shows 50 years, we're getting the extension wording in writing before you commit. A PPJB follows the reservation, and the notary registers your lease once the developer hands over the keys. Only a finished build gets the SLF, with the rental license issued later.

Ownership and permits: Ramada Encore · 1BR townhouse
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 term30 + 20 yearsA second entry in our database says 50 years. We want the developer's extension clause on paper, and we measure what's left of the term from the handover date.
ZoningTourism and mixed use, per listing dataThe listing records this plot as Tourism/Mixed. We confirm the zone through an RDTR extract ahead of any payment.
Building approval (PBG)Stated, copy requestedThe listing shows a PBG with no copy on file. We request the document from the developer before the deposit.
DeveloperAnta Group, legal entity to confirmThe brand on the building is Ramada Encore by Wyndham, and the developer behind it is Anta Group. We verify Anta Group's contracting company, the projects it has completed and its land lease.
Certificate of occupancy (SLF)After construction endsWithout an SLF the regency issues no rental license. Payments therefore track stages of the build, never calendar dates.
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 handoverFinished and furnished, per the developerFinish and furniture come from the developer. We attach the full inventory to the contract, so what you receive at handover matches what you signed for.
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

Ramada Encore · 1BR townhouse payment schedule

  1. Down payment 30%30% when you sign, as the developer's main materials set out.
  2. InstallmentsThe rest goes in parts, finishing by July 2027.
  3. HandoverAcceptance follows the SLF, which the developer targets for late 2027.

One or two developer offers mention 25% down and another installment term. Our starting point is the main sales kit, and we confirm the numbers for this townhouse.

Location

Location: Pandawa

Below Kutuh village, the access road to Pandawa Beach slices through limestone, and statues stand in niches along the rock walls. Local rentals book 46% of nights at roughly Rp 4.3 million each.

Ramada Encore: townhouses along the pool by day, 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

Two-level layouts fit a couple or a small family staying a week. You trade restaurant choice for calm: dinner usually means a drive out of the area.

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 · 1BR townhouse

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

Nothing at all. You pay the developer's list price, and our commission comes from the developer's side. For the 1BR townhouse we ask for the floor plan, a fresh availability sheet and the PBG copy, go through the land lease and the extension terms, and match the zone to RDTR. It all happens before any deposit, costs you nothing and ends with a written report.

Can I buy the townhouse without coming to Bali?

Yes. You see the site over Zoom and a proxy signs the townhouse contract before a notary. Construction is ongoing, so we tie every installment to a finished stage, check it in person and send photos. Our team takes delivery for you, and the last payment only moves once the documents are complete.

Where does the Rp 2.7 million nightly rate come from?

We take AirROI figures for the Pandawa area and adjust them for a two-level, one-bedroom unit. Our three cases, 55, 65 and 75% occupancy, reflect professionally run rentals. The resort operator, tax and upkeep take 45% of revenue. At 65% the model nets about Rp 346 million a year, a 9.1% net yield. Treat it as an estimate, not a promise.

What does the 80.49 m² include?

That's the total area from the developer's sheet: both levels together with the terrace and the stairs. The same sheet lists a smaller covered area of 65.14 m². We show the total because that's how the developer counts it, and we'll send a floor plan with the dimensions marked whenever you ask.

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