Royalin Villas

Royalin Villas is a collection of three fully furnished private villas developed by DM Projects in the Pandawa area of Bali, currently under construction and priced from AED 2,673,580. The two configurations on offer, five and seven bedrooms, sit on the southern Bukit peninsula, positioned with direct ocean exposure over Pandawa Beach.

# The development and its position on the Bukit peninsula

The Pandawa area occupies the south-facing coastline of Bali's Bukit peninsula, a stretch better known for its limestone cliffs and consistent surf than for dense residential development. The elevation here is the project's most material asset: villas sit above the shoreline rather than at it, which delivers unobstructed sea views from the upper floors and rooftop without requiring height that would compromise privacy or proportions.

DM Projects brings a background in luxury villa design across Southeast Asia, and the architect-designer approach at Royalin is bespoke by construction. Only three villas are being delivered in this release, which keeps the project closer to a private commission than a standard off-plan scheme. Construction is currently 40 per cent complete.

The design draws on Moroccan formal references, contrasting with the Balinese setting in a way that reads as considered rather than arbitrary. Heavy geometric facades, arched detailing and a restrained material palette are offset by the tropical landscaping and salt-filtration pool terraces.

# Residences: two formats, both furnished to specification

The five-bedroom villa measures 2,744 sq ft and is priced at AED 2,673,580. The seven-bedroom variant extends to 3,336 sq ft and is priced at AED 3,415,425. Both are delivered fully furnished, with custom furniture, curated art and finishes selected by the founding architect-designer duo.

Interiors follow a high-specification brief throughout. Kitchen fittings and appliances are premium grade, bathrooms carry top-tier stonework and fixtures, and the living areas are scaled for both everyday occupation and extended-stay entertaining. Each villa includes a private pool using salt filtration rather than chlorinated water, which suits buyers planning long-term residency or health-conscious use.

The rooftop on each villa is treated as a functional living level, not a mechanical plant deck. Sun loungers, a shaded pergola and planted greenery make it a primary outdoor room, with the Jacuzzi positioned to face the ocean.

# Amenities within the villa and the commercial centre

# Within the villa

Every residence includes a private gym, spa area, sauna and Jacuzzi alongside the rooftop terrace, private pool and BBQ area. The specification covers the full range of wellness and leisure needs without requiring access to shared resort facilities.

# The adjacent commercial centre

A dedicated commercial component forms part of the broader Royalin development. It includes restaurant dining with ocean views, a coffee shop, a healthy food retail offer, a beauty clinic, a Balinese ritual spa, nail and hair services, brand retail and a coworking zone. A bar is also listed. For owners using the property as a primary residence or extended base, this cluster reduces the dependency on driving into Seminyak or Canggu for everyday services.

# Location: Pandawa Beach, golf and the southern Bukit

Pandawa Beach lies directly below the development, accessible on foot. It is one of the peninsula's better-known beaches, with white sand and clear water, and it draws less commercial density than the more established stretches further north. The area is also home to Bukit Pandawa Golf and Country Club and Timbis Flying Site, a paragliding location that draws an international crowd.

The southern Bukit is not Seminyak. The trade-off for the quieter setting is distance from Bali's main commercial and nightlife corridor, though that is precisely the point for buyers prioritising seclusion. Ngurah Rai International Airport is accessible via the coastal road, and Nusa Dua's resort infrastructure lies to the east.

# Who buys here, and what the numbers suggest

A seven-bedroom, fully furnished villa in one of Bali's more desirable coastal locations at AED 3,415,425 (roughly USD 930,000 at current rates) occupies an interesting price point for international buyers comparing it to equivalent product in Phuket, Portugal or the Maldives. The entry figure at AED 2,673,580 for the five-bedroom is lower still.

The buyer profile for Royalin is unlikely to be someone seeking a pied-à-terre. The scale of both units, and the completeness of their amenity fit-out, points toward primary residence buyers relocating from high-cost markets, or investors building a portfolio in Southeast Asian resort real estate with long-term rental yield in view. With only three villas in the release and construction already at 40 per cent, the time to exit the off-plan window is narrowing.