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Apartments · Pandawa

Apartment in Melasti Arcade Complex on Pandawa — 142 m², 1 Bedroom

1 BR142 m²Floor: 3Pandawa, South Kuta, Badung Regency, Bali

Rp 8.59 B

Rp 60.5 M / m²

Price updated 13 July 2026

Developer contacts

Specs

Bedrooms

1 BR

Area

142 m²

Floor

Permits

PBG applied for

Leasehold

25 years

District

Pandawa

To airport

11 km

Description

Melasti Arcade Apartments are located in the prestigious Pandawa area of Bali, offering a unique combination of privacy and well-developed infrastructure. The spacious area of 142 sq.m allows for the creation of a modern living space with one bedroom, which is especially in demand among tenants and owners who value comfort and privacy. The complex features thoughtful architecture and a high level of service, ensuring stable rental demand in this segment. The price of the apartment is $480,000, which corresponds to the premium real estate level in the Pandawa area. The ownership term is 25 years, providing transparency of the transaction and a long-term perspective for investors. The area is known for its dynamic development, proximity to beaches, and high demand among expats and tourists, which positively affects the liquidity and profitability of the property. Melasti Arcade is ideal for personal residence, long-term rental, and investment purposes. The location provides easy access to key infrastructure facilities and guarantees a stable flow of tenants due to the popularity of the area among Bali visitors.

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. Check the documents first.

SafetyOpen questions
ComfortConvenient
DemandModerate demand
IncomeLow

What is good about it

Flat plot with road access
Close to the airport

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?

No building permit (PBG) yet - only an application.

Building permit: application onlyWhy it matters: without a permit construction can be stopped after the money is paid. Ask for a copy of the permit (PBG) before the first payment.
Construction: Строится
Land lease: 25 years
Developer LB Group (LOYO&BONDAR): 6 of 12 projects completed
Elevation and ocean: Plot 107 m above sea level, 740 m to the oceanA large margin above the highest water expected by 2050.
Nature: earthquakes - medium risk; no risk: floods, landslides, tsunami, volcano
Access: road 30 m, unpaved
Slope: flat, 5%

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 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: 32 min
Canggu: 62–66 min
Ubud: 96–111 min
Uluwatu: 26 min
Sanur: 54 min

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

SchoolsShopsCafés and restaurantsBeach

International school: 2.4 km · Bukit Sunrise School
Clinic: 1.7 km · Puskesmas ungasan · pharmacy 1.8 km
Grocery store: 850 m · Warung Dong Remi
Cafés: 1 within 500 m
Quiet: quiet

Melasti Beach - 700 m

4.7· 4,089 Google reviews

White sand, small waves

Photos: Bayu Stiawan (CC BY-SA 4.0), Dare2Leap (CC BY-SA 4.0)

Swimming: yes
With kids: with care
By the beach: 3 restaurants, 1 bar, 4 beach clubs within 500 m
Also: snorkelling
Promenade: no

Where foreign tourists go

Will there be demand?

There is demand nearby, but not high

Similar places within 2 km: from Rp 2 M to Rp 4.8 M per night.

On Airbnb nearby: 12 similar places: typically Rp 1.2 M per night.

From one booked nightRp 1.3 Mdoes not pay back the investment within the leasehold

In hand per monthRp 26.4 Mat 66% occupancy

At a loss belowRp 4.5 M a night

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 4 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 394,000

Booking / Airbnb commission16%−Rp 573,000

Management company17%−Rp 609,000

Rental taxesHotel tax and income tax−Rp 519,000

Utilities, cleaning, repairs−Rp 609,000

You keepRp 1.3 M

Approximate, at 66% occupancy. The investment of Rp 9.22 B (price, closing costs and furniture) is spread over 25 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.