Pandawa · Under construction

Pandawa Hills

Apartments & villas · 58 units · completion 2026

$250–300Kvillas
$125–140Kapartments
58units
2026completion
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Overview

Key facts

Developer
LB Group
Completion
2026
Ownership
Leasehold · 26 yrs
Permits
PBG/SLF applied
Units
58
Areas
37–126 m²
Bedrooms
1–1BR
To airport
11 km

Description

About the project

Pandawa Hills is a complex of apartments and villas in the Pandawa area on the southern Bukit peninsula, 11 km from the airport. The format is straightforward: compact one-bedroom apartments of 37 m² ($125,000–140,000) and one-bedroom villas of 91–126 m² ($250,000–300,000) — both built for management and rental rather than personal living. The project totals 58 units. Developer LB Group (LOYO&BONDAR) has already delivered 6 projects on the island — a track record exists, but the building is currently around 60% complete, with handover scheduled for 2026, and permits (PBG/SLF) are still in process rather than issued. Leasehold is 26 years, shorter than the island average, which matters for long-term yield and resale liquidity. Pandawa is valued for its proximity to the beach of the same name and a calmer, less touristy feel than Canggu or Seminyak. Before any deposit, BDA verifies the land and permit status, the developer's financial standing and the real occupancy of neighbouring projects in the area, and models the yield for the specific unit — net of management fees and vacancy.

Available units

Layouts & prices — low to high

Apartments · 1BR $125,000 37 m² View details →
Apartments · 1BR $140,000 37 m² View details →
Villas · 1BR $250,000 91 m² View details →
Villas · 1BR $300,000 126 m² View details →

Developer

Who's building

LB Group
projects completed: 6 · 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 Pandawa Hills cost?
One-bedroom apartments of 37 m² range from $125,000 to $140,000, and one-bedroom villas of 91–126 m² range from $250,000 to $300,000. The final price depends on the floor, view and building; BDA cross-checks it against the developer price list and recalculates the yield for the specific unit.
What ownership type and term?
Leasehold for 26 years — shorter than the average leasehold term on Bali. BDA reviews the land lease agreement and the terms and cost of extension before any deposit, since a shorter term directly affects resale liquidity.
When is handover and what is the current progress?
Handover is scheduled for 2026, with the building currently around 60% complete. Permits (PBG/SLF) have been applied for but not yet issued as of now — BDA tracks their status separately.
What yield can I realistically expect?
BDA models the exact yield for the specific unit — factoring in occupancy, management fees and vacancy, with a downside scenario, rather than the developer's promises. The market benchmark for managed apartments on the southern Bukit is a double-digit gross yield.
Why Pandawa, and who is this project for?
Pandawa is the southern part of the Bukit peninsula, named after its beach, calmer and less dense than Canggu or Seminyak, 11 km from the airport. The format suits an investor with a moderate entry budget looking for either a compact rental apartment or a larger villa within the same complex.
What does BDA check before purchase?
The land and permit status (PBG/SLF — currently in process), the developer's financial standing and track record, the real occupancy of neighbouring projects in the area, and the accuracy of the financial model — 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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