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Villas · Pandawa

Royalin Villa on Pandawa — 310 m², 7 bedrooms, in the Royalin Villa complex

7 BR310 m² house450 m² landPandawa, South Kuta, Badung Regency, Bali

Part of the Royalin Villa complex →

Rp 29.54 B

Rp 95.3 M / m²

Price updated 9 July 2026

Developer contacts

Specs

Bedrooms

7 BR

House

310 m²

Land

450 m²

Completion

2026

Permits

PBG applied for

Leasehold

30 years

District

Pandawa

To airport

11 km

Description

Royalin Villa is located in the prestigious Pandawa area of Bali and has a total area of 310 sq.m. Seven spacious bedrooms provide comfortable accommodation for a large family or group of guests, while the modern architecture and well-planned layouts highlight the property's status. The villa is offered at a price of USD 930,000 with ownership rights for 30 years. Pandawa is known for its developed infrastructure, proximity to beaches, and peaceful atmosphere, making the location attractive for long-term living and rentals. The area is in demand among investors due to steady property price growth and its popularity with tourists. Royalin Villa is suitable for investment, rental income, and private residence. The property combines privacy, high-quality execution, and a convenient location, supporting rental income and value preservation in the Bali real estate market.

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.

For rental income - an average option. Check the documents first.

SafetyOpen questions
ComfortConvenient
DemandModerate demand
IncomeAverage

What is good about it

Flat plot with road access
Close to the airport

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 building permit (PBG) yet - only an application.

Building permit: application onlyWhy it matters: without a permit construction can be stopped after the money is paid. Ask for a copy of the permit (PBG) before the first payment.
Construction: Строится, handover 2026
Land lease: 30 years
Developer DM Projects: 1 of 17 projects completed
Elevation and ocean: Plot 101 m above sea level, 560 m to the oceanA large margin above the highest water expected by 2050.
Nature: no risk: floods, landslides, tsunami, volcano, earthquakes
Access: road 60 m, unpaved
Slope: flat, 4%

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

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 a good place to live?

Comfortable to live in, but school is far, few cafés

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 villas in Pandawa

Esri, Maxar satellite · angled view

Sun and weather

269bright sunny days a year (365)

Jan1429°17

Feb1129°17

Mar1929°12

Apr2129°9

May2828°3

Jun2728°3

Jul2927°2

Aug3127°0

Sep2827°2

Oct2628°5

Nov1929°11

Dec1629°15

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

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: 31 min
Canggu: 64 min
Ubud: 93–108 min
Uluwatu: 32 min
Sanur: 51 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

ShopsCafés and restaurantsBeach

International school: 3.1 km · Bukit Sunrise School
Clinic: 2.4 km · Puskesmas ungasan · pharmacy 1.7 km
Grocery store: 700 m · Kelapa Mart
Cafés: 1 within 500 m
Quiet: quiet

Pandawa Beach - 450 m

4.6· 1,517 Google reviews

White sand, small waves

Photos: Riska Diamitri (CC BY-SA 4.0), Arfiana Rahma Shanti (CC BY-SA 4.0), Michellewinardi (CC BY-SA 4.0)

Swimming: yes
With kids: yes
Surf: no
By the beach: 10 cafés, 26 restaurants, 3 bars within 500 m
Also: kayak
Promenade: no

Where foreign tourists go

Will there be demand?

There is demand nearby, but not high

On Airbnb nearby: 7 similar places: typically Rp 15.5 M per night.

From one booked nightRp 6.8 Mof that, Rp 2 M is profit

In hand per monthRp 142.4 Mat 69% occupancy

At a loss belowRp 13.2 M a night

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 18.1 M

Discounts and promosOn average guests pay 10% below the listed rate−Rp 1.8 M

Booking / Airbnb commission16%−Rp 2.6 M

Management company17%−Rp 2.8 M

Rental taxesHotel tax and income tax−Rp 2.5 M

Utilities, cleaning, repairs−Rp 1.6 M

You keepRp 6.8 M

Pays back the investmentYour profit on top

Approximate, at 69% occupancy. The investment of Rp 31.46 B (price, closing costs and furniture) is spread over 26.4 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.