Pandawa Hills
Key facts
About Pandawa Hills
Available units
Pandawa Hills Apartments in Pandawa – 36.7 m², 1 Bedroom
Pandawa Hills Apartments in Pandawa – 36.7 m², 1 Bedroom
Pandawa Hills Villa in Pandawa – 91 m², 1 Bedroom
Pandawa Hills Villa in Pandawa - 126 m², 1 Bedroom
How to read the data on this property
We collect this data ourselves — from Google Maps, Booking and Bali’s official zoning maps — and refresh it daily. Go in order: each section builds on the previous one.
What is around, how far the airport and beaches are, what the weather is like. It shows whether guests will want to come.
Location
Getting there
Area and coast
How the area has been built up
1,839 buildings within 1 km · +47% since 2016
2.9% of land under roofs
In 2016–2023 built up slower than around 55% of listings on Bali
Google Open Buildings from Sentinel‑2 imagery (Copernicus), every building to about 4 m. Latest data is for 2023.
The ocean is close
Highest water expected once in 100 years up to 2050 (tide + storm + sea level rise): 2.9 m
The plot sits well above the water
Copernicus C3S. Waves not included. Height from satellite, accurate to a few metres.
Sun and weather
Wind rose
Mostly blows from the east — 34% of the time
Average wind: 4.2 m/s · gentle breeze
Copernicus ERA5-Land hourly data, 7 years. Shows where the wind comes from.
Bali by 2050
+1…1.4 °C warmer on average
+18…24% more work for air conditioning
Rain: models disagree, no clear change
Outlook from 27 CMIP6 climate models (Copernicus), middle and high emissions scenarios. One estimate for the whole island.
The area around
Within 3 km: 15 attractions · 14 hotels · 13 spas and yoga studios · 12 restaurants · 12 cafés · 10 beach clubs · 28% of nearby venues serve foreigners
What's nearby
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.
What similar places next door charge and how this one compares. This is the basis for the income estimate.
Investment signals
What may be built on this land and whether short-term rental is legal — per the official zoning map.
Legal check
What we verified against the project documents
Contract balance
Умеренный к сильному перекос в пользу застройщика из-за широкого права менять проект без пересмотра цены и ответственности, слабого права покупателя на расторжение, жестких удержаний при выходе и отсутствия полноценно урегулированных условий управления.
What's in order
Questions & what to request
Developer
Other projects in Pandawa
Related
Frequently asked questions
Where is Pandawa Hills located?+
Pandawa Hills residential complex is in Pandawa, Bali, Indonesia.
What is the leasehold term at Pandawa Hills?+
The base leasehold is 26 years. Check with the developer about extension terms.
Can a foreigner buy a unit at Pandawa Hills?+
Yes. The deal is closed via the leasehold scheme (long-term land lease) at a PPAT notary. Foreigners buy on the same terms as locals.
What documents should the complex have?+
The main ones are PBG (construction permit) and SLF (suitability certificate). Without SLF a unit cannot be legally rented out. Permits are listed above in the "Key facts" block.