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Pandawa Residence
ComplexCompletedCompletion
Q4 2025
Developer
Ecolit Group
District
Pandawa
Units
4
Unit types
1BR · 2BR · 3BR
Villas and apartments at Pandawa Residence in Bukit (Bali)
Pandawa Residence is a premium residential development on the Bukit peninsula with a lifestyle and wellness focus. The project is located 2 minutes from the ocean and around 20 minutes from Ngurah Rai Airport. A key feature is its own River Surf artificial wave and a large-scale infrastructure concept for living, leisure, and rental operations.
About Pandawa Residence
- Format: premium villas and apartments
- Total project area: 14,250 m²
- Commercial and infrastructure zones: 7,250 m²
- Delivery timeline: Q2 2026
- Concept: a residential project centered on surfing, wellness, privacy, and investment potential
- Main attraction: River Surf artificial wave
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Location: Bukit and the Pandawa coastline
- Ocean access: 2 minutes
- Ngurah Rai Airport: about 20 minutes
- Nearby areas and beaches: Pandawa, Melasti, Green Bowl, Uluwatu
- Bukit is positioned as a premium area with strong short-term rental demand
Complex infrastructure
- 24/7 concierge service
- Laundry service
- Cinema
- Kids play zone
- Main pool with sun loungers
- Kids pool
- Cafe and restaurant
- Spa
- Gym
- Yoga center
- Artificial surf wave
Legal status
- Land status is specified as “pink zone”
- Land is indicated as fully paid
- Classification allows hospitality, villa, and commercial use with short-term rental operations
- Due Diligence is provided
- PBG permit and TPA suitability verification are referenced
Who builds Pandawa Residence
The project is presented by Sansara Development. The materials emphasize the team’s international background and LGSF construction technology with focus on durability and seismic resilience. The operating model includes Zenith as the management company.
Disclaimer
This information is provided for informational purposes and does not constitute a public offer. Please confirm current prices, terms, and special offer details with a manager.
Key highlights
To ocean
2 min
To airport
20 min
Guaranteed
8.00% p.a. (construction)
Technology
LGSF
Seismic
9 pts
Warranty
25 years
Territory
14,250 m²
Infrastructure
7,250 m²
ROI scenarios (5y)
Scenario
Pessimistic
111.2%
Scenario
Realistic
120.8%
Scenario
Optimistic
131.5%
Complex infrastructure
River Surf wavePoolSpaGymYoga center24/7 conciergeKids playroomLaundryCafeRestaurantKids pool
Other
Cinema
Special offers
Full payment discount (units)
$10,000
Full payment discount (units)
$20,000
KITAS included
For February bookings
PT PMA registration
For February bookings
Flight compensation
For February bookings
$2,000
Management company
Zenith
Units in Pandawa Residence
4 unitsChoose a unit — quick preview without leaving the project page
Layouts and pricing
Apartments
- Area range: 40–50 m²
- Typical layout: 1 bedroom, 1 bathroom, kitchen-living room, balcony
- Price range: $100,000 – $184,000
- Example from projections: 40 m² apartment — $119,000 (with 100% payment)
Villas
- Type 1: 101 m² — 2 bedrooms, 3 bathrooms, 2 floors, 15 m² pool, kitchen-living room, BBQ, ocean view
- Type 2: 129 m² — 3 bedrooms, 4 bathrooms, 2 floors, 15 m² pool, kitchen-living room, BBQ, ocean view
- Type 3: 234 m² (with rooftop) — 3 bedrooms, 4 bathrooms, 3 floors, 18 m² pool, kitchen-living room, BBQ, ocean view
- Villa price range: $209,600 – $514,000
Terms and warranty
- For 100% payment: $10,000 discount for apartments and $20,000 discount for villas
- 8% p.a. is indicated on the paid amount until completion of the first construction phase
- Alternative installment plan:
- 20% initial payment
- 20% after 3 months
- remaining amount paid evenly until construction completion
- 10% upon key handover
Economics: benchmarks and sample calculations
- Bali market benchmark in the materials: 12–15% annual yield
- For Bukit, high occupancy is indicated (up to 85% range)
- A rental scenario is provided for a 40 m² apartment ($119,000):
- Year 1: 75% occupancy, $120/day, income $14,783
- Year 2: 77%, $126/day, income $15,910
- Year 3: 79%, $132/day, income $17,123
- Year 4: 85%, $152/day, income $21,168
- Cumulative rental income over 4 years: $68,983
- 5-year total ROI projection (for 40 m² apartment):
- pessimistic: 111.2%
- realistic: 120.8%
- optimistic: 131.5%
Timelines and price growth
- Delivery timeline: Q2 2026
- For the 40 m² apartment, capitalization to June 2026 is shown as +$35,800 (30.1%)
- The model includes staged price growth after infrastructure expansion
- Project expansion is planned on a 1.7 ha land plot