Rachida Villa on Pandawa – 450 m² with pool and 6 bedrooms
Specs
Description
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.
Is this property worth buying
For rental income - a weak option. Check the documents first.
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 good to live in
Liveable, with drawbacks: school is far, clinic is far, grocery is far, can be noisy. Check the documents first.
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 data on the building permit - ask the developer for the PBG.
- Building permit
- no dataWe do not know whether the project has a permit. Ask for a copy of the PBG before paying and check its number on simbg.pu.go.id.
- Construction
- Строится, handover 2027
- Land lease
- 80 years
- Developer DM Projects
- 1 of 17 projects completed
- Elevation and ocean
- Plot 29 m above sea level, 90 m to the oceanA large margin above the highest water expected by 2050.
- Nature
- tsunami - high risk; no risk: floods, landslides, volcano, earthquakes
- Access
- road 30 m, paved
- Slope
- steep, 64%
Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus
Is it a good place to live?
Liveable, with drawbacks: school is far, clinic is far, grocery is far, can be noisy
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.
Sun and weather
sunny daysrainy days° - daytime temperature
Wind at the house
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
- 64–67 min
- Ubud
- 95–110 min
- Uluwatu
- 34 min
- Sanur
- 53 min
Essentials nearby - straight-line, from Google Maps and OpenStreetMap
- International school
- 3.8 km · Bukit Sunrise School
- Clinic
- 3.2 km · Puskesmas ungasan
- Grocery store
- 1.5 km · Kelapa Mart
- Cafés
- 18 within 500 m
- Quiet
- construction around
Timbis Beach - 400 m
4.5· 193 Google reviewsSmall waves
- Swimming
- high tide only
- With kids
- with care
- Surf
- intermediate
- By the beach
- 3 restaurants, 1 bar, 1 beach club within 500 m
- Also
- paragliding
- Promenade
- no
- Getting down
- stairs
Where foreign tourists go
Will there be demand?
There is demand nearby, but not high
Similar places within 8 km: typically Rp 4.8 M per night, usually from Rp 4 M to Rp 5.9 M.
On Airbnb nearby: 9 similar places: typically Rp 23.2 M per night.
How it is calculated: one night
Approximate, at 69% occupancy. The investment of Rp 122.81 B (price, closing costs and furniture) is spread over 78.8 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.
What if you rent like the neighbours
6 bedrooms within 8 km: typically Rp 33.3 M per month, usually from Rp 27.1 M to Rp 52.5 M.
How it is calculated: one month
Approximate, if rented 11 months out of 12. The investment of Rp 122.81 B (price, closing costs and furniture) is spread over 78.8 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.
What if you rent like the neighbours
Even at the pricier neighbours’ rate the investment does not pay back within the leasehold: that takes from Rp 237.3 M a month.
This villa is 123% above the market - comparing price per m² per year of ownership
Rp 3.2 M per m² per year
market midpoint
Per m² per year = price ÷ floor area ÷ lease term, so different lease terms compare fairly. 5 similar villas within 3 km, rumah123.com listings. Fewer than 30 listings — treat this as a guide, not a market figure.
For sale nearby
How much will it earn?
About 2.2% a year before tax, 1.7% for non-residents. Pays back in about 46 years.
| Low | Typical | High | |
|---|---|---|---|
| Nightly rentalper year before tax | 1.4% | 2.2% | 3.1% |
| Monthly rentalper year before tax | 0.1% | 0.1% | 0.3% |
Developer contacts
Leave your contact and the developer’s manager will message you. Balinsky takes no part in the talks or the transaction.
Videos: Rachida Villa
Other villas in Pandawa
Royalin Villa in Pandawa – 310 m², 7 Bedrooms
Royalin Villa in Pandawa – 122 m², 3 Bedrooms
Royalin Villa in Pandawa – 255 m², 5 Bedrooms
Pandawa Dream Villa in Pandawa – 76 m², 1 Bedroom
Related
Frequently asked questions
How much does Rachida Villa on Pandawa – 450 m² with pool and 6 bedrooms cost?+
Current asking price is $6,500,000. Live price is always shown in the card above.
Where is Rachida Villa on Pandawa – 450 m² with pool and 6 bedrooms located?+
The property is in Pandawa, Bali. Exact coordinates on the map above.
Can a foreigner buy a Bali villa?+
Yes. The deal is closed via leasehold (long-term land lease) at a PPAT notary, or through a PT PMA company.
What is the leasehold term?+
Base term is 80 years. Check extension conditions with the developer.
What land comes with the villa?+
1100 m² private plot with the villa.