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Residential complexes · Pandawa
ROYAL OASIS Black Edition
Apartments · Pandawa, Bali · completion 2027 · 24 units
70%
Under construction · estimated ~70%
Units from $107,825
Key facts
Unit type
Apartments
Completion
2027
Permits
PBG
Leasehold
30 years
Units
24
District
Pandawa
To airport
11 km
About ROYAL OASIS Black Edition
Royal Oasis Black Edition is the first-ever premium serviced residential complex in Pandawa, introducing a new category to the market—affordable luxury. It combines the refined lifestyle of a boutique resort with thoughtful layouts and versatile residential apartments. Enjoy full-scale living with your own kitchen, premium finishes, and high-end hotel services—perfect for personal residence, rental income, or future resale, all without any compromise on quality or comfort.
Available units
7 published apartments in ROYAL OASIS Black Edition
ROYAL OASIS Black Edition Apartments in Pandawa - 37 m², 1 Bedroom
$107,825
1 BR37 m²Floor: 12
9494Demand in the areaExpected to outperform 94% of rentals nearbyThe property looks stronger than many nearby apartments of this format: the expected rate is about 22% higher than the segment, with 83% occupancy versus the average 80%. What stands out are the spacious rooms, which were not found among the 12 nearby listings at all and add 25.7% to the rate, as well as panoramic glazing — it appears in 25% of nearby listings and adds another 9.1%.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartments in Pandawa - 37 m², 1 Bedroom
$113,000
1 BR37 m²Floor: 1
9494Demand in the areaExpected to outperform 94% of rentals nearbyThe property looks stronger than most nearby apartments of this format in Pandawa. A key role is played by spacious rooms—among the 12 closest competitors this feature is not seen, and it is associated with a noticeable uplift in nightly rate—as well as panoramic glazing, which appears only among some neighbors and also supports pricing.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartment in Pandawa - 37 m², 1 Bedroom
$113,216
1 BR37 m²Floor: 3
8787Demand in the areaExpected to outperform 87% of rentals nearbyThis property looks stronger than most comparable options in Pandawa: it has spacious rooms, which are not found among nearby listings, and panoramic glazing, which only a quarter of listings have. The lack of a pool holds the score back: a third of nearby properties have one, although the segment overall is active, with an average occupancy of 80%.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartments in Pandawa – 37 m², 1 Bedroom
$115,770
1 BR37 m²Floor: 3
9494Demand in the areaExpected to outperform 94% of rentals nearbyIn its segment, this apartment looks stronger than some nearby competitors thanks to spacious rooms — among the 12 similar listings nearby, none have this feature, and it is associated with a 25.7% increase in rate. Panoramic glazing also adds to its appeal: among nearby competitors it appears in 25% of listings and is associated with a 9.1% increase, while the segment overall maintains an average occupancy of 80%.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartments in Pandawa - 37 m², 1 Bedroom
$130,000
1 BR37 m²Floor: 4
9494Demand in the areaExpected to outperform 94% of rentals nearbyThe property looks stronger than most nearby apartments of the same format: its expected nightly rate is above the segment norm, with occupancy slightly above average. It stands out especially for its spacious rooms, which none of the nearby competitors have, and for panoramic glazing, which is found in only a quarter of neighboring properties.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartments in Pandawa - 37 m², 1 Bedroom
$131,660
1 BR37 m²Floor: 3
9494Demand in the areaExpected to outperform 94% of rentals nearbyThe property stands out with spacious rooms — none of the 12 nearby comparable apartments have this, and this feature is associated with a higher rate. It also has panoramic glazing, which is found in only a quarter of nearby listings. The weak point is the lack of a pool, while a third of competitors have one.Compared with 12 rentals of the same type and size in Унгасан — Меласти
ROYAL OASIS Black Edition Apartments in Pandawa - 37 m², 1 Bedroom
$135,000
1 BR37 m²Floor: 4
9494Demand in the areaExpected to outperform 94% of rentals nearbyThe property looks stronger than nearby listings in its segment: it has spacious rooms—among the 12 closest comparable listings, this feature is not seen, and it is associated with a higher rate. Panoramic glazing also adds to its position: among neighbors it appears only in some properties, while the segment overall has high occupancy.Compared with 12 rentals of the same type and size in Унгасан — МеластиLocation
Pandawa, South Kuta, Badung Regency, Bali
Getting there
Airport36 min
Canggu65–69 min
Ubud95–111 min
Uluwatu30 min
Sanur51–54 min
Elevation109 m
Nearest beach:Green Bowl Beach· 0.54 km
Sun and weather
269bright sunny days a year (365)
Best months:May — September · 29 sunny days a month
Rainy season:November — March
Air:good
fewmany
Where foreign tourists go
Density of places tourists actually visit: restaurants, bars, beach clubs, wellness.
- Investor:
- property in a lively zone rents higher and sits empty less
- To live in:
- see whether it is quiet or the centre of evening traffic
- Agent:
- a picture instead of the words “great location”
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The area around
Within 3 km: 16 cafés · 14 hotels · 14 attractions · 13 spas and yoga studios · 11 restaurants · 10 beach clubs · 27% of nearby venues serve foreigners
Rapture Surfcamp Bali Green Bowl
4.7340 m
hotels
Pantai Tanah Barak
4.6500 m
attractions
Green Bowl Beach
4.5540 m
beaches
Wood Shack
4.6750 m
restaurants
plyazh melasti
4.6890 m
beaches
Kecak Dance at Melasti Beach
4.8900 m
attractions
cintalam cafe, curry, burger, protein menu
4.71.0 km
cafés
Fly Bali Heliport - Helicopter Tour & Charter
4.91.0 km
attractions
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 complexes in Pandawa Investment signals
To the beach
Beach nearby
9 min walk
District demand
in line with district
83%
Completion
Handover 2027
What neighbours earn
From estatemarket.io — every Booking listing within 1 km · 38 listings within 1 km
Villas3 on Booking
Occupancy
82.9%
≈ 303 nights booked per year
Average price per night
$193
Revenue per available night
$160
Estimated annual revenue
$58,327
Rental market in this area
Nightly rates, occupancy and seasonality from real Bali listings — not developer promises.
- Investor:
- check the promised yield against what neighbours actually charge
- To live in:
- see what renting nearby costs while construction finishes
- Agent:
- an independent basis for the price conversation
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Developer
Built by
NEXA
4.5Balinsky reliability · 4 completed
Developer
Contact the managers
Julia
NEXA manager
5.0
Usually replies within an hour during Bali working hours (UTC+8)
Julia
NEXA manager
5.0
Usually replies within an hour during Bali working hours (UTC+8)
Other projects in Pandawa
Related
Frequently asked questions
Where is ROYAL OASIS Black Edition located?+
ROYAL OASIS Black Edition residential complex is in Pandawa, Bali, Indonesia.
What is the leasehold term at ROYAL OASIS Black Edition?+
The base leasehold is 30 years. Check with the developer about extension terms.
Can a foreigner buy a unit at ROYAL OASIS Black Edition?+
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.