8 photos

Royale Residence

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Villas · Pandawa, Bali · completion 2026 · 1 units
95%
Under construction · estimated ~95%

Key facts

Unit type
Villas
Completion
2026
Leasehold
30 years
Units
1
District
Pandawa
To airport
11 km

About Royale Residence

Royale Residence is a modern residential complex in Bali, located in the prestigious Bukit Pandawa area. The project is developed by the reliable DM Projects, renowned for its attention to detail and high construction quality. Pandawa is considered one of the most attractive locations in the south of the island, combining privacy, proximity to the best beaches, and well-developed infrastructure. The area is famous for its picturesque ocean views, world-class golf courses, and convenient access to shops, restaurants, and international schools, making it an ideal choice for living and investment. Royale Residence features a single exclusive unit—a comfortable-class villa, emphasizing privacy and the uniqueness of the offer. Ownership format is leasehold, which is standard for new developments in Bali and allows for profitable long-term real estate investment. The complex is scheduled for completion in 2026, providing an opportunity to purchase property during the construction phase at an attractive price and with flexible payment terms. This format is especially appealing to those considering buying property in Bali for residence, vacation, or rental purposes. Royale Residence stands out among other new developments in Bali due to its location and well-thought-out infrastructure. The Pandawa area is actively developing, demand for real estate here is steadily growing, and the limited supply of villas makes investments particularly promising. The complex is surrounded by modern residential projects, luxury hotels, and recreational facilities, ensuring a high level of comfort for residents and guests. Panoramic ocean views and proximity to beaches create ideal conditions for living and relaxation, while a developed transport network provides quick access to key points on the island. Balinsky.info offers a detailed overview of the Royale Residence project: the website features up-to-date photos, detailed floor plans, information on prices, and purchase conditions. You can receive professional advice on buying property in Bali, learn about completion dates, and get details on the transaction process. Balinsky experts will help you find the best solution for investment or personal residence, taking into account your goals and budget. Don’t miss the opportunity to own an exclusive villa in one of the island’s most promising areas—Royale Residence is waiting for its new residents.

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.

  1. 1Location31 min to the airportSurroundings, travel times, weather
  2. 2Rentals nearby$880 per night at neighboursWhat neighbours charge and demand
  3. 3LandShort-term rental allowedWhat the zoning allows
1Location

What is around, how far the airport and beaches are, what the weather is like. It shows whether guests will want to come.

Location

Pandawa, South Kuta, Badung Regency, Bali

Getting there

Airport31 min
Canggu64 min
Ubud93–108 min
Uluwatu32 min
Sanur51 min
Elevation102 m
Nearest beach:Pantai Pandawa· 0.47 km

Area and coast

How the area has been built up

2,235 buildings within 1 km · +53% since 2016

3.9% of land under roofs

In 2016–2023 built up faster than around 59% 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

~560 m to the ocean102 m plot height

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

269bright sunny days a year (365)
Best months:May — September · 29 sunny days a month
Rainy season:November — March
Air:good

Wind rose

Esri, Maxar

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.

Open in Google Maps

The area around

Within 3 km: 14 attractions · 10 hotels · 9 restaurants · 9 cafés · 9 spas and yoga studios · 8 bars · 28% of nearby venues serve foreigners

PURI PANDAWA RESORT
PURI PANDAWA RESORT
4.5230 m
hotels
Pantai Pandawa
Pantai Pandawa
4.6470 m
beaches
Pandawa Beach
Pandawa Beach
4.6510 m
attractions
plyazh pandava
plyazh pandava
4.6670 m
beaches
rusterfish bich klab
rusterfish bich klab
4.5690 m
bars
cintalam cafe, curry, burger, protein menu
cintalam cafe, curry, burger, protein menu
4.7920 m
cafés
Pantai Tanah Barak
Pantai Tanah Barak
4.61.0 km
attractions
Rapture Surfcamp Bali Green Bowl
Rapture Surfcamp Bali Green Bowl
4.71.1 km
hotels
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
2Rentals nearby

What similar places next door charge and how this one compares. This is the basis for the income estimate.

Investment signals

To the beach
Beach nearby
8 min walk
Completion
Keys in 2026
What neighbours charge
From estatemarket.io — every Booking listing within 1 km · 20 listings within 1 km
Villas12 on Booking
Average price per night
$880
Scenario: gross a year at 65%
$208,700
at 55–75%: $176,600–$240,800
Apartments1 on Booking
Average price per night
too few
Scenario: gross a year at 65%
—
3Land

What may be built on this land and whether short-term rental is legal — per the official zoning map.

Developer

DM Projects
Built by
DM Projects
Completed projects: 1 · under construction: 16
Developer

Developer contacts

Leave your contact and the developer’s manager will message you. Balinsky takes no part in the talks or the transaction.

Jaroslav
Jaroslav
DM Projects manager
5.0
Bali working hours, UTC+8

Other projects in Pandawa

Related

Frequently asked questions

Where is Royale Residence located?+

Royale Residence residential complex is in Pandawa, Bali, Indonesia.

What is the leasehold term at Royale Residence?+

The base leasehold is 30 years. Check with the developer about extension terms.

Can a foreigner buy a unit at Royale Residence?+

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.