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Apartments · Pandawa

Apartment in Pandawa Hills Complex on Pandawa — 37 m², 1 Bedroom

1 BR36.7 m²Floor: 1Pandawa, South Kuta, Badung Regency, Bali

Rp 2.51 B

Rp 68.3 M / m²

Price updated 15 July 2026

Developer contacts

Specs

Bedrooms

1 BR

Area

36.7 m²

Floor

Permits

PBG applied for

Leasehold

26 years

District

Pandawa

To airport

11 km

Description

Apartments in the Pandawa Hills complex are located in the Pandawa area of Bali and offer a well-designed 37 sq.m space with one bedroom. Modern architecture and high-quality finishes emphasize the status of the property, while the privacy and tranquility of the complex create attractive conditions for living or long-term rental. The Pandawa area is known for its developed infrastructure, proximity to the beach, and stable rental demand among expats and tourists, making these apartments an appealing investment solution. The complex maintains a high level of service, which positively affects the liquidity and demand for real estate in this segment. The price of the apartments is $140,000, with a 26-year ownership term. The property is suitable for personal residence, rental, or forming an investment portfolio. Pandawa Hills combines a prime location, modern style, and the prospect of stable income in the Bali real estate market.

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: 26 years
Developer LB Group (LOYO&BONDAR): 6 of 12 projects completed
Elevation and ocean: Plot 94 m above sea level, 560 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, paved
Slope: flat, 4%

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: 33 min
Canggu: 66 min
Ubud: 95–110 min
Uluwatu: 31 min
Sanur: 53 min

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

SchoolsShopsCafés and restaurantsBeach

International school: 2.7 km · Bukit Sunrise School
Clinic: 1.9 km · Puskesmas ungasan
Grocery store: 850 m · Kelapa Mart
Cafés: 3 within 500 m
Quiet: quiet

Green Bowl Beach (Pantai Batu Pageh) - 700 m

4.5· 2,608 Google reviews

White sand, strong currents

Photos: Vladimir E from Rostov-na-Donu, Russia (CC BY 2.0)

Swimming: not recommended
With kids: no
Surf: advanced
By the beach: 2 restaurants within 500 m
Promenade: no
Getting down: stairs

Where foreign tourists go

Will there be demand?

There is demand nearby, but not high

Similar places within 2 km: typically Rp 806,000 per night, usually from Rp 501,000 to Rp 1.6 M.

On Airbnb nearby: 12 similar places: typically Rp 967,000 per night.

From one booked nightRp 322,000does not pay back the investment within the leasehold

In hand per monthRp 6.4 Mat 66% occupancy

At a loss belowRp 1.5 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 1.2 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 125,000

Booking / Airbnb commission16%−Rp 179,000

Management company17%−Rp 179,000

Rental taxesHotel tax and income tax−Rp 125,000

Utilities, cleaning, repairs−Rp 269,000

You keepRp 322,000

Approximate, at 66% occupancy. The investment of Rp 2.68 B (price, closing costs and furniture) is spread over 26 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.