Royale Residence
Twelve Moroccan villas in Pandawa, Bali.
The courtyard
Salt water, no chlorine. Palms on every side.
The terrace
Every Royale villa is closed to the street and open to the sky.
The roof
Live like royalty at the price of your condo. Keys January 2028. Five of twelve villas remain, from USD 1,250,000.
Twelve Moroccan villas in Pandawa, Bali. Inside the wall, your own pool, sauna, spa and gym. On the roof, a jacuzzi facing the ocean. Live like royalty at the price of your condo.
01 / The Royale villa
Every villa you buy at Royale Residence is a Royale villa, and it follows the riad plan. The house turns inward: water, shade and quiet behind its own wall. Then you climb to the roof and the ocean is right there.
Press and hold. The carved cedar door is DM Projects' own design.
The hall
Coffered ceilings, Moroccan lanterns, carved doors.
The kitchen
A long island, brass lamps, open shelves.
A guest suite
Canopied beds under lit plaster arches.
The master suite
A carved plaster arch behind the bed, lanterns either side.
The wellness wing
Not down the road. Down the corridor.
The roof
Pandawa below, the Indian Ocean ahead. Own here.
02 / Inside the Royale villa
03 / The rooms
04 / Four sizes
Artist's impression
Click a render to step inside. Floor plans for each size are shown at your presentation.
05 / Weddings
Four things couples ask for, and a Royale villa gives all four. The ceremony is on the rooftop or in the pool garden. BALIVIP Wedding plans it with you.
Arrivals and a welcome dinner in the villa
A spa morning, then the rehearsal at sunset
The ceremony, then dinner by the pool
The rooftop jacuzzi and a late brunch
A sample week. Guest numbers are confirmed at your presentation.
06 / Pandawa
Seven of twelve already sold
A private riad with its own pool, sauna, spa room, gym and rooftop jacuzzi, 600 metres from Pandawa Beach. Twelve villas, never more. Seven found their owners before the first brick was laid.
Five villas for sale, from USD 1,250,000. Construction begins January 2027. Keys January 2028. The estate closes when the last villa is reserved.
07 / Master plan
7 of 12 sold. Five for sale: Royale 3, 5, 8, 9 and 10.
From the Royale memorandum. Subject to final design. One controlled entrance, 24-hour security, a children's playground on the estate.
Two floors and a rooftop
USD 1,650,00030-year leasehold, fully furnished
Royale 12 is the estate villa, on the largest plot. The full price list is below.
Price list, October 2026
| Villa | Bedrooms | Floors | Living area | Plot | Status | Price | Gallery |
|---|
The developer's price list, 30-year leasehold, fully furnished. Prices exclude VAT, BPHTB and notary fees and may change until a sale agreement is signed. Royale 3 and 5 are priced on request. Other currencies are indicative, at the rates in the calculator.
08 / Who builds it
Architecture, interiors and the full furniture list.
Bricks and concrete made on site.
The final month on site.
You move in and the rental calendar opens.
09 / The wellness wing
Every Royale villa has its own wellness wing: a cedar sauna, a treatment room with a copper bath, and a gym. For your guests, and for the weeks you keep for yourself.
10 / The numbers
The operator, Balinest Villas, projects from USD 1,000 a night in the regular season and up to USD 2,000 in high season. Half of the rental revenue is yours. Change any assumption below and the result follows.
A projection, not a promise. These figures come from the operator's forecast and the assumptions shown, and any of them may change. Rental income depends on occupancy, rates, costs and the market. Results are before owner costs and taxes. Currency rates used: 1 USD = 16,200 IDR, 1.52 AUD, 0.92 EUR, 3.6725 AED.
11 / Finance
Most of our buyers do not pay from savings alone. We introduce you to licensed finance partners in your own country, who look at your situation and tell you what is possible before you commit.
Australia
Many Australian owners fund a villa from the equity they already hold in their house or investment property.
Dubai and the UAE
For residents of Dubai and the wider UAE, we work with finance partners there and present in person or by video call in your time zone.
Royale Residence and DM Projects do not lend money, do not hold an Australian Credit Licence or a UAE financial licence, and give no credit or financial advice. We make introductions only; any finance is arranged directly between you and the licensed partner, subject to their approval.
12 / Questions
No. Every Royale villa is sold on a 30-year leasehold. The right structure for a foreign buyer depends on your situation, so have your own notary or lawyer read the lease before you sign.
No. Balinest Villas, the operator, projects from USD 1,000 a night in the regular season and up to USD 2,000 in high season, with 50% of the rental revenue to you. Those are projections. Every assumption sits in the calculator above and you can change each one.
Construction runs from January to December 2027, with keys in January 2028. At your presentation you see the schedule and the payment stages. If your villa is not handed over by April 2028, you earn 6% a year on what you have paid until the keys are yours. DM Projects presses its own bricks, batches its own concrete and runs its own equipment, so the three things that most often hold a Bali build are in its own hands.
Balinest Villas, the operator. It markets the villa, takes the bookings, looks after the guests and keeps the house. You choose the nights you keep for yourself.
Yes. The ceremony is on the rooftop or in the pool garden, and BALIVIP Wedding plans it with you. Guest numbers are confirmed at your presentation.
A four to five bedroom villa on Palm Jumeirah lists at AED 25 to 45 million, about USD 6.8 to 12.3 million, freehold, with gross yields quoted at 3.5 to 5% on long stays and 7 to 9% on short stays (Westgate Dubai, January 2026). Royale is a 30-year leasehold with a 50% revenue share, so the two are not directly comparable. Royale villas for sale start at USD 1,250,000.
Yes, through an introduction. Australian buyers often use the equity in their home, and we introduce them to a licensed Australian credit partner. Buyers in Dubai and the UAE are introduced to a licensed finance partner there. We do not lend or give credit advice ourselves.
The lease agreement, the land documents, the payment schedule, the building permit (PBG), the company documents, the presentation with the renders and layout of your villa, and a due diligence report from an independent firm. Bring your own lawyer. We go through each one with you.
13 / The team
Leads Royale from the first investor to the last key. Years in Bali hospitality, weddings and villa operations, so the rental side is built from what guests actually book.
Runs the build at DM Projects: the site team, the brick and concrete works, the teak factory and the equipment fleet. His schedule is the one that ends with your keys.
Co-founder of DM Projects, with thirteen years of interiors in Cambodia and Bali. She drew the Royale villas and designs every room in it.
14 / Book
On site in Pandawa or by video call, one hour, no sales script. You get the price list, the master plan, the lease and the payment schedule, and time for every question.
Download the presentationPDF, 88 pages, 12 MB