UNGASAN · ID RR-1224

Solvyn City Phase 1: villa and apartment complex near Pandawa Beach, Ungasan

Prices at Solvyn City Phase 1 start at Rp 2.12 bn with VAT, for a 40 m² (≈ 430 sq ft) apartment near Pandawa Beach. The 14,250 m² site is laid out like a small town: 64 villas of 101–234 m² and 91 apartments around a shared club. It's zoned for tourism, and you pick a 23- or 48-year lease.

  • Leasehold 23 or 48 years
  • Under construction
  • Wave pool
  • 1–3bedrooms
  • 40–234 m²unit sizes
  • 14 250 m²complex plot
  • Leasehold23 or 48 years
  • 155units: 64 villas and 91 apartments
  • Q4 2026handover, per the developer

Property

What you get

Solvyn City Phase 1 is the first stage of Sansara's Pandawa Residence in Desa Kutuh, about a kilometer from Pandawa Beach. The site covers 14,250 m² (≈ 153,400 sq ft) and holds six rows of townhouse villas plus three apartment blocks. In total you're looking at 155 units: 64 villas of 101, 129 and 234 m², and 91 apartments of 40 or 50 m².

The 101 m² villa has two bedrooms, three bathrooms, two floors and a 15 m² pool. At 129 m² you get three bedrooms, four bathrooms and the same pool size. The 234 m² villa rises to three floors, topped by a roof terrace, beside an 18 m² pool. Apartments come with one bedroom, a balcony, a shared pool and parking. Owners and guests share a spa, yoga, a cinema, a restaurant, a 24/7 concierge and a pool with artificial waves. For rentals that counts: guests pay for the club, not only the walls.

The land is in tourism zone W, and you pick a 23- or 48-year lease. On 23 years, a 40 m² apartment costs Rp 2.12–2.55 bn and a 50 m² one Rp 3.19 bn. Villas cost Rp 4.58 bn at 101 m², Rp 5.98 bn at 129 m² and Rp 8.41 bn at 234 m². The 48-year prices span Rp 2.46–10.09 bn, all with 12% VAT. We're still waiting on the building approval (PBG) number and the exact plot address from the developer.

Developer price list

Solvyn City Phase 1: 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
1BR apartment, 40 m²40 m²1Rp 2.12–2.55 bnwith numbers →
1BR apartment, 50 m²50 m²1Rp 3.19 bnwith numbers →
2BR villa, Type 1101 m²2Rp 4.58 bnwith numbers →
3BR villa, Type 2129 m²3Rp 5.98 bnwith numbers →
3BR villa with rooftop, Type 3234 m²3Rp 8.41 bnwith numbers →

Prices and sizes follow the developer's price list with 12% VAT, and the table uses the 23-year lease. The full list adds the 48-year options. Our listing database records the term as 80 years with extensions, which doesn't match the 23 and 48 years on the price list, so we're confirming it. We check each lot against the availability chart when you reserve.

Ownership

Ownership & what you actually get

Every unit sells on leasehold, with a 23- or 48-year term. On the shorter term, full payment by 2030 earns a developer-guaranteed renewal of 25 years at a locked price. Paperwork starts with a reservation, continues with the PPJB (sale and purchase agreement) and ends with the lease signed before a notary on handover day. The occupancy certificate and the rental license follow construction.

Ownership and permits: Solvyn City Phase 1
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 term23 or 48 yearsOn the 23-year option the developer guarantees a further 25 years at a pre-agreed price, provided you finish paying by 2030. We count the years left from handover and write the extension into the contract.
ZoningTourism zone (W), per the notary's due diligenceThe Kuta Selatan RDTR marks it Pariwisata: up to 50% plot coverage and a 15 m height limit. A fresh RDTR extract confirms it.
Building approval (PBG)To confirmWe ask for the permit number and an extract before any deposit.
DeveloperSansara, with PT Ecolit Construction System as land lesseePT Ecolit Construction System leases the land under a notarized agreement. We check how that company links to the Sansara brand and what it has delivered.
Certificate of occupancy (SLF)After constructionNo rental license comes without the SLF, which is why installments follow building stages, not the calendar.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid short-term rental license (NIB). Until this property is licensed, 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 as rendered, to confirmThe 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
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Terms

Solvyn City Phase 1 payment schedule

  1. ReservationA reservation deposit takes the unit off the market. Sansara hasn't set the amount yet.
  2. Option 120% down, 20% three months later, the rest in equal parts during construction, 10% at the keys.
  3. Option 240% down, equal installments until construction ends, 10% when you get the keys.
  4. Option 3Full payment upfront with a 6% discount.
  5. HandoverKeys, the document pack, the SLF and the short-term rental license (NIB).

All three plans come from the developer's price list. After due diligence we link each installment to a building stage and add a late-delivery penalty in the PPJB.

Location

Location: Kutuh · Ungasan

Kutuh sits on high ground on the Bukit, halfway from Ungasan to Nusa Dua, with Pandawa and Melasti beaches, steady wind and ocean views. Listings around Uluwatu earn about Rp 2.6 million a night at 38.8% occupancy, and zoning is the first question for any project here.

Solvyn City Phase 1: pool seen from an apartment balcony (render)
Ungasan · Badung · Desa Kutuh, Kuta Selatan
  • Batu Barak Beach≈ 300 m as the crow flies
  • Pandawa Beach≈ 1 km as the crow flies
  • Green Bowl Beach≈ 650 m as the crow flies
  • Ngurah Rai Airport≈ 10.8 km as the crow flies

Buyers pick Kutuh for Pandawa Beach and a slower pace. The catch: for groceries and dinner out you ride to Uluwatu or Nusa Dua.

Kutuh · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6hotels
  • 2sights
  • 2restaurants
  • 2beaches
  • 1gym

Closest places

  • Batu Barak Beachbeach · 312 m
  • Rapture Surfcamp Bali Greenbowlhotel · 348 m
  • Green bowl beachsight · 630 m
  • Pura Batu Pagehsight · 685 m
  • Manik Pandawa villahotel · 704 m
  • The Akasea Villahotel · 728 m
  • Puri Pandawa Resorthotel · 730 m
  • green ballgym · 736 m

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

Straight answers

Questions about Solvyn City Phase 1

What does Rise Real Bali charge when I buy at Solvyn City Phase 1?

Nothing on your side. The card shows the developer's price list, and Sansara covers our fee. We review the land lease, permits and zoning before any deposit, free of charge, and give you a written list of open points ahead of any payment. Picking the unit and negotiating the payment plan come with the service.

Can I buy at Solvyn City without traveling to Bali?

Yes. We show the site and the layouts over Zoom and review the papers ourselves. You sign remotely, with a notary working from your power of attorney. The developer's schedule links installments to building stages. After completion our team inspects your villa or apartment on site and checks the finish, appliances and furniture against the contract specification.

What ownership do I get and for how long?

A leasehold, since foreigners can't hold freehold (Hak Milik). You choose 23 or 48 years, and the longer term costs roughly 20% more. On the 23-year option the developer guarantees a 25-year renewal at a locked price once you complete payment by 2030. We count the remaining years from handover, not from signing.

When is handover, and how do the payment plans work?

The developer gives Q4 2026. You pick one of three plans: 20% down plus 20% after three months, 40% down, or the full price at once with a 6% discount. Under the first two, the balance spreads evenly over construction and 10% falls due at the keys. Every price on the list includes 12% VAT.

Where do the yield numbers come from?

Sansara publishes an ACG Consulting model with a 70–80% occupancy rate and yields of 9 to 17%, depending on the unit and scenario. The model doesn't say whether those are gross or net, and we don't use them. Each unit page carries our own model: an AirROI nightly rate for the area, occupancy for the segment, with costs taken at 40% of revenue. The result is a net yield estimate, not guaranteed income.

Units in this project

5 units with numbers

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

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