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Apartments · Pandawa

Apartments in EIGHTH SENSE complex on Pandawa — 35 m², 1 bedroom

Name: Apartments in EIGHTH SENSE complex on Pandawa — 35 m², 1 bedroom
Brand: IJI Group
Price: 126500 USD

1 BR35 m²Floor: 2Pandawa, South Kuta, Badung Regency, Bali

Rp 2.26 B

Rp 64.7 M / m²

Price updated 24 October 2026

Developer contacts

Specs

Bedrooms

1 BR

Area

35 m²

Floor

Permits

PBG

Leasehold

30 years

District

Pandawa

To airport

11 km

Description

EIGHTH SENSE Apartments are located in the prestigious Pandawa area of Bali. This modern 35 sq.m. space features one bedroom and is thoughtfully designed for comfortable living or rental purposes. The complex stands out for its high level of architecture and privacy, which is highly valued by both tenants and property owners in this segment. Pandawa is renowned for its developed infrastructure, proximity to beaches, and consistently high demand for rental properties. Thanks to these advantages, EIGHTH SENSE Apartments are ideal for both personal residence and investment purposes. The ownership format is 30 years, ensuring transaction transparency and long-term prospects. The property price is $126,500. The location and features of the complex provide stable rental income potential, as well as preservation and growth of property value in one of Bali’s most sought-after areas.

Pro access is under review

We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.

For rental income - a weak option.

SafetyOpen questions
ComfortConvenient
DemandModerate demand
IncomeLow

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary
What happens if construction is late: deadlines and penalties in the contract

Is it safe?

We see no completed projects by this developer yet.

Building permit: yes
Construction: Строится
Land lease: 30 years
Developer IJI Group: 0 of 2 projects completed
Elevation and ocean: Plot 89 m above sea level, 650 m to the oceanA large margin above the highest water expected by 2050.
Nature: no risk: floods, landslides, tsunami, volcano, earthquakes
Access: road 30 m, paved
Slope: gentle, 13%

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary
What happens if construction is late: deadlines and penalties in the contract

Is it a good place to live?

Comfortable to live in, but school is far, few cafés

About the district · Pandawa

Pandawa is an area with a balanced supply and an accessible entry point for apartments, offering both compact investment formats and mid-market villas.

Pandawa has 26 villas, 42 apartments, and 21 residential complexes for sale. Supply is broad enough to provide choice, but the market does not look overheated. The area stands out especially for apartments below $150k, with a median price of $137,000 and a median of $3,536 per sq.m.

Apartments under $150kCompact investment formatSmall villa for rentalMid-budget entry

All apartments in Pandawa

Esri, Maxar satellite · angled view

Sun and weather

269bright sunny days a year (365)

Jan1429°17

Feb1129°17

Mar1929°12

Apr2129°9

May2828°3

Jun2728°3

Jul2927°2

Aug3127°0

Sep2827°2

Oct2628°5

Nov1929°11

Dec1629°15

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

April — October: the wind mostly blows from the east and south-east

86% of the time · average 4.5 m/s, light breeze

What it means: windows and terraces facing east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.

Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.

Getting there

Airport: 31 min
Canggu: 62–65 min
Ubud: 93–108 min
Uluwatu: 32 min
Sanur: 51 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

Clinics and pharmaciesShopsCafés and restaurantsBeach

International school: 3.0 km · Bukit Sunrise School
Clinic: 2.4 km · Puskesmas ungasan · pharmacy 1.6 km
Grocery store: 700 m · Kelapa Mart
Cafés: 4 within 500 m
Quiet: quiet

Pandawa Beach - 450 m

4.6· 1,517 Google reviews

White sand, small waves

Photos: Riska Diamitri (CC BY-SA 4.0), Arfiana Rahma Shanti (CC BY-SA 4.0), Michellewinardi (CC BY-SA 4.0)

Swimming: yes
With kids: yes
Surf: no
By the beach: 10 cafés, 26 restaurants, 3 bars within 500 m
Also: kayak
Promenade: no

Where foreign tourists go

Will there be demand?

There is demand nearby, but not high

Similar places within 2 km: typically Rp 698,000 per night, usually from Rp 465,000 to Rp 788,000.

On Airbnb nearby: 12 similar places: typically Rp 573,000 per night.

From one booked nightRp 197,000does not pay back the investment within the leasehold

In hand per monthRp 3 Mat 49% occupancy

At a loss belowRp 1.7 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 1.1 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 107,000

Booking / Airbnb commission16%−Rp 161,000

Management company17%−Rp 161,000

Rental taxesHotel tax and income tax−Rp 107,000

Utilities, cleaning, repairs−Rp 340,000

You keepRp 197,000

Approximate, at 49% occupancy. The investment of Rp 2.43 B (price, closing costs and furniture) is spread over 30 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.