Pandawa · Under construction

EIGHTH SENSE

Apartments & villas · 73 units · completion 2027

$219–280Kvillas
$127–209Kapartments
73units
2027completion
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Overview

Key facts

Developer
IJI Group
Completion
2027
Ownership
Leasehold · 30 yrs
Permits
PBG
Units
73
Areas
35–143 m²
Bedrooms
1–2BR
To airport
11 km

Description

About the project

EIGHTH SENSE is a complex of apartments and villas by developer IJI Group in Pandawa, on the southern Bukit peninsula, 11 km from the airport. Pandawa is known for its namesake beach and golf courses, with development that is calmer than in Canggu or Uluwatu — the area is considered both for living and as a rental location for investment. The format is mixed: 1–2 bedroom apartments of 35–70 sqm from $126,500 to $209,000, a low entry point, and one-bedroom villas of 60–143 sqm from $218,900 to $280,000 for a larger ticket. The complex has 73 units in total, is around 70% complete, with handover in 2027. Ownership is leasehold for 30 years, and the PBG building permit is in place. Developer IJI Group has no completed projects yet, which is worth factoring into the timeline. BDA models the yield benchmark for the specific unit — net of occupancy, management fees and vacancy, with a downside scenario — rather than developer promises. Before any deposit, BDA verifies the land and permit status (PBG/SLF), the developer's financial standing, and the real occupancy of neighbouring projects in the area.

Available units

Layouts & prices — low to high

Apartments · 1BR $126,500 35 m² View details →
Apartments · 1BR $132,000 35 m² View details →
Apartments · 1BR $137,500 35 m² View details →
Apartments · 2BR $187,000 70 m² View details →
Apartments · 2BR $209,000 70 m² View details →
Villas · 1BR $218,900 60 m² View details →
Villas · 1BR $280,000 143 m² View details →

Developer

Who's building

IJI Group
projects completed: 0 · per public data

BDA independently verifies the developer’s reputation and financial standing — before any deposit.

Area guide

Pandawa analytics

Yield, occupancy and local specifics — before you pick a unit.

All areas
BDA check

We vet the project before you buy

Documents, developer, permits and a yield recalculation on real data — before you place a deposit.

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FAQ

Frequently asked questions

How much do units at EIGHTH SENSE cost?
1–2 bedroom apartments of 35–70 sqm range from $126,500 to $209,000; one-bedroom villas of 60–143 sqm range from $218,900 to $280,000. The final price depends on type, size, floor and view; BDA cross-checks it against the developer price list and recalculates the yield for the specific unit.
What ownership type and term?
Leasehold (long-term land lease) for 30 years — the standard term for this format on Bali. BDA reviews the land lease agreement and extension terms before any deposit.
When is handover and what is the current progress?
Handover is scheduled for 2027, with current progress at around 70%. Construction is at a mid-to-advanced stage, which lowers part of the construction risk, though a few seasons remain before completion.
What yield can I realistically expect?
The benchmark for southern Bukit is a yield in line with comparable complexes in the area, but BDA models the exact figure per unit — factoring in occupancy, management fees and vacancy, with a downside scenario, rather than developer promises.
What makes Pandawa attractive, and who is this for?
Pandawa is the southern part of Bukit with its namesake beach, golf courses and calmer development than Canggu or Uluwatu. The mixed format — from compact apartments to villas — suits both a lower-budget investor and those considering a larger managed format.
What does BDA check before purchase?
The land and permit status (PBG is in place, SLF is checked separately at this stage), the reputation and financial standing of developer IJI Group — which has no completed projects yet — and the real occupancy of neighbouring projects in the area, before you place a deposit.

Interested in this project?

We’ll vet the documents and developer, recalculate the yield on real data and suggest similar projects within your budget.

→ Document, developer & permit checks → Honest yield forecast with a downside scenario

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