Royalin Villa

Villas · Pandawa, Bali · completion 2026 · 11 units
95%
Under construction · estimated ~95%
Units from $495,000

Key facts

Unit type
Villas
Completion
2026
Permits
Applied PBG
Leasehold
30 years
Units
11
District
Pandawa
To airport
11 km

About Royalin Villa

Royalin Villa is a modern residential complex in Bali, developed by DM Projects in one of the island’s most prestigious areas — Bukit Pandawa. The location of the complex is distinguished by its tranquility and privacy, while offering easy access to the best beaches of South Bali, golf courses, international schools, shops, and parks. The Pandawa area is highly valued for its developed infrastructure, clean beaches, and high level of security, making it attractive for both permanent residence and vacation. Royalin Villa offers comfort-class villas — only 11 exclusive units, ensuring privacy and a boutique atmosphere. All properties are offered with leasehold ownership, which is the standard for new developments in Bali. The completion of the complex is scheduled for 2026, allowing buyers to purchase property at an early stage at a favorable price and with the opportunity to choose the optimal layout. Spacious interiors, modern architectural solutions, and panoramic views of the surroundings make each villa unique. Royalin Villa is an excellent opportunity for those looking for real estate in Bali for living, vacation, or investment. The Pandawa area is consistently in demand among expats and tourists due to its combination of natural beauty and developed infrastructure. Villas in this area are highly sought after on the rental market, ensuring strong investment potential. New developments in Bali, especially in locations like Bukit Pandawa, traditionally show price growth, making property purchases here a profitable investment. Balinsky.info provides a full range of information about Royalin Villa: up-to-date photos, developer prices, detailed layouts, and completion dates. On the website, you can get professional advice on all aspects of buying property in Bali, learn about available options, and the terms of the deal. Royalin Villa is a modern residential complex in Bali that is worth considering for those who value comfort, privacy, and the prospect of property value growth.

Available units

3 published villas in Royalin Villa
Royalin Villa in Pandawa – 310 m², 7 Bedrooms

Royalin Villa in Pandawa – 310 m², 7 Bedrooms

$495,000
3 BRHouse: 122 m²Land: 245 m²Pandawa
81
Royalin Villa in Pandawa – 310 m², 7 Bedrooms

Royalin Villa in Pandawa – 310 m², 7 Bedrooms

$1,250,000
5 BRHouse: 255 m²Land: 350 m²Pandawa
25
Royalin Villa in Pandawa – 310 m², 7 Bedrooms

Royalin Villa in Pandawa – 310 m², 7 Bedrooms

$1,650,000
7 BRHouse: 310 m²Land: 450 m²Pandawa
66

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
Elevation101 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 ocean101 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

What's nearby

Popular spots nearby — sourced from Google Maps
  • Pantai Pandawa
    465 m
    4.6· 1 517
    Jl. Pantai Pandawa, Kutuh, Kabupaten Badung
    View on map
  • plyazh pandava
    670 m
    4.6· 11 087
    plyazh pandava
    View on map
  • timbis bich
    1.3 km
    4.5· 193
    kutuh, badung
    View on map
  • Green Bowl Beach
    1.5 km
    4.5· 2 608
    ungasan, badung
    View on map
  • Pantai Gunung Payung
    1.9 km
    4.6· 2 768
    kutuh, badung
    View on map
  • plyazh melasti
    2.3 km
    4.7· 4 089
    Jl. Melasti Ungasan, Ungasan, Kabupaten Badung
    View on map
  • Ungasan Beach Club
    2.6 km
    4.7· 84
    ungasan, badung
    View on map
  • Karma Kandara Private Beach
    3.3 km
    4.6· 743
    Jl. Villa, Kandara, Ungasan, Kabupaten Badung
    View on map
  • Karmakandara Beach
    3.3 km
    4.7· 11
    Unnamed Road Sel, Ungasan, Kabupaten Badung
    View on map
  • Nusa Dua Beach
    4.4 km
    4.5· 522
    benoa, badung
    View on map
  • plyazh savangan
    4.6 km
    4.4· 470
    Jl. Gn. Payung I, Benoa, Kabupaten Badung
    View on map
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

Rental yield
~23.1% / year
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 Royalin Villa located?+

Royalin Villa residential complex is in Pandawa, Bali, Indonesia.

What is the leasehold term at Royalin Villa?+

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

Can a foreigner buy a unit at Royalin Villa?+

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.