PANDAWA · ID RR-2833

Ramada Encore Pandawa Hills: three-bedroom villa, 292.61 m², in Pandawa

This three-bedroom villa is the largest layout in the complex: 292.61 m² on a 328.73 m² plot. It comes with ocean-view terraces and a pool under a pergola. Rp 10.71 bn buys a 30-year land lease with a 20-year extension the developer states. The sea sits 400 meters off, and the developer aims for handover in late 2027.

Unit in Ramada Encore Pandawa Hills · units listed: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Ocean view
  • 3bedrooms
  • 292.61 m²total area
  • 328.73 m²plot
  • Leasehold30 + 20 years
  • Late 2027handover (to confirm)
  • 400 mto the sea

Property

What you get

At 292.61 m² (≈ 3,150 sq ft) on a 328.73 m² plot, the 3BR villa is the biggest type at Ramada Encore Pandawa Hills. It stands on the slope above Pandawa, 400 meters from the sea by our listing data and roughly a kilometer from the beach in a straight line.

According to the developer's renders, you get three bedrooms, a living room with a staircase and indoor planting, two ocean-view terraces and a pool under a pergola. The view from this row stays open, and it's the reason the villa costs so much more than the townhouses lower down.

Thirty years of land lease come first, followed by the stated 20-year extension. The developer's sheet lists this villa at Rp 10.71 bn as a regular sale. The most recent confirmed schedule puts handover in late 2027, and we're double-checking that date with Anta Group.

The numbers for this property

Ramada Encore · 3BR villa yield: gross and net

The developer doesn't publish a yield for this unit. Below, three bedrooms in Pandawa earn Rp 4.6 million a night in the model, net of the operator's fee, tax, wear and upkeep.

Gross 10.2%≈ Rp 1.09 bn a year at 65% occupancy and Rp 4.6 million a night Net 5.6%≈ Rp 601 million a year · payback ≈ 17.8 years
  • Gross rental incomeRp 1.09 bn10.2% of price · rate Rp 4.6 million, occupancy 65%
  • Resort operatorRp 251 million23% of revenue · branded hotel management
  • TaxRp 109 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 131 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 601 million5.6% of price · payback ≈ 17.8 years
Occupancy scenarios: Ramada Encore · 3BR villa
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 924 millionRp 416 millionRp 508 million4.7%21.1 years
65%baseRp 1.09 bnRp 491 millionRp 601 million5.6%17.8 years
75%strongRp 1.26 bnRp 567 millionRp 693 million6.5%15.5 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 4.6 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

You'd own a leasehold: 30 years, then a 20-year renewal the developer sets out in its terms. Our database also holds a 50-year record for this project, so we want the extension mechanism spelled out before you sign. The steps: reservation, a PPJB with the developer, and a notarial lease on handover. The SLF comes once construction ends, and the rental license follows it.

Ownership and permits: Ramada Encore · 3BR villa
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 yearsOne database entry lists 50 years instead. Before you sign, the developer puts the extension terms in writing for us, and we count your remaining years from handover.
ZoningTourism and mixed use, per listing dataThe listing flags the land as Tourism/Mixed. We check that against an RDTR extract before you put down money.
Building approval (PBG)Stated, copy requestedThe PBG shows up in the listing, but we don't hold the document itself yet. We obtain a copy before the deposit.
DeveloperAnta Group, legal entity to confirmTwo names appear here: Ramada Encore by Wyndham as the hotel brand, Anta Group as the developer. We look into the developer's contracting entity, its delivered projects and the land lease.
Certificate of occupancy (SLF)After construction endsAn SLF comes first, and only then can the villa get a rental license. So your payments follow finished construction stages.
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 developerThe developer's materials describe the villa as finished and furnished. A signed specification of furniture and appliances forms part of 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

Ramada Encore · 3BR villa payment schedule

  1. Down payment 30%30% at signing, following the developer's main sales documents.
  2. InstallmentsThe balance comes in parts, with the final one by July 2027.
  3. HandoverThe villa passes to you after the SLF, which the developer aims for in late 2027.

Some offers from the developer quote 25% down and a different payment window. For this villa we start from the main materials and confirm the exact terms before you reserve.

Location

Location: Pandawa

Pandawa is a white-sand beach on the Bukit reached through cliffs cut for the road, with Green Bowl, Batu Barak and Melasti close by. District figures put the nightly rate at Rp 4.3 million and occupancy at 46%.

Ramada Encore 3BR villa: facade with terraces, 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

A three-bedroom villa here works for families booking a full week around the beach. The price of that calm is fewer restaurants than in Uluwatu or Canggu, so evenings out mean a drive.

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 · 3BR villa

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

Nothing. The price comes from the developer, who also covers our commission. For the 3BR villa we request the floor plan, the current sheet and the PBG copy, study the lease on the land and the way its renewal works, and confirm the zone against RDTR. We pay for these checks, and before your deposit you receive a written summary of what's still open.

Can I buy the villa from abroad?

Yes. We show you the plot and the build over Zoom, and a notary handles the contract through your power of attorney. The villa is under construction, so payments follow stages we inspect on site, each backed by a photo report. We take the keys for you at handover and release the final payment only against a full set of documents.

Where do the yield numbers come from?

AirROI data for Pandawa gives the base rate, and we adjust it to Rp 4.6 million a night for three bedrooms and 292 m². Occupancy runs at 55, 65 and 75% for professionally managed rentals, with 45% of revenue going to costs. At 65% the villa nets around Rp 601 million a year, a 5.6% net yield. Big villas earn more per night but less per rupiah invested.

Why do costs take 45% here instead of 40%?

A network under the Ramada Encore by Wyndham brand runs the hotel side, and it charges more than a standard management company: 23% of revenue against 18%. Add 10% tax and 12% for wear and upkeep, and you reach 45%. We read the management agreement before the deposit to check the operator's fee and who pays for repairs.

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