XO Pandawa: reviews and facts
What is published about XO Pandawa in Kutuh, Pandawa, Bukit, Bali, Indonesia, what official registers and other sources say, and what changed over time. Facts only, each with its source.
- Developer
- LOYO & BONDAR xo-project.com
- Location
- Kutuh, Pandawa, Bukit, Bali, Indonesia
- Stage
- completed · completed xo-project.com
- Handover on record
- 2026 xo-project.com
- Permit or licence number
- not published
- Deposit protection
- not researched yet
- Page we read
- xo-project.com xo-project.com
- Last checked
- 5 Nov 2026
- Open data record
- BALI-034
In short
- XO Pandawa is listed as completed in Kutuh, Pandawa, Bukit, Bali, Indonesia, by LOYO & BONDAR. xo-project.com
- The handover date on record is 2026. xo-project.com
- No permit or licence number is published in the sources we read. loyobondar.com
- Of 10 developer claims we checked, 0 are confirmed by a register or an independent source, 8 are not yet verified and 2 are contradicted by another source. Open data record
What is promised
As published by the developer or on listing pages, in the wording of the source.
- Price from: IDR 1,800,000,000 xo-project.com
- Units: 45 xo-project.com
- Unit types: 1BR apartment, 2BR villa xo-project.com
- Ownership: Marketed as freehold / full property rights; under Kepmen ATR/BPN 1241/2022 foreigners may hold strata units (HMSRS on HGB or Hak Pakai land) only from Rp 2 billion in Bali, and cannot hold Hak Milik land xo-project.com
- Permit authority: Badung Regency (PBG via SIMBG) xo-project.com
- Handover promised: 2026 xo-project.com
- 42 one-bedroom apartments and 3 two-bed villas loyobondar.com
- apartments from 1.8 bln IDR, villas from 5.9 bln IDR loyobondar.com
- yield 'from 14%' loyobondar.com
- master plan (genplan) loyobondar.com
- 400 m2 rooftop with pool, bar and cinema loyobondar.com
- LB presentation: 'apartments, full property rights... Freehold ownership' loyobondar.com
- LB Group page: 'guaranteed annual income (2 years) 12%' for its hotel developments incl. XO Pandawa loyobondar.com
- LB construction feed Oct 2026: XO Pandawa 'Завершен' (completed) loyobondar.com
Delivery and delay record
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- No dated promise found in the sources we read.
Permits and licences
- No permit or licence number is published in the sources we read.
Live check in the official registers
Queries the official registers we can reach for this country now and shows what each returns. Each answer is hashed (SHA-256); nothing is invented, a register with no data says so.
The six buyer checks
Public means the information is published. The level says who confirms it. Method: how we score.
| Check | Public | Who confirms it | What we found |
|---|---|---|---|
| Permit or licence number | no | not published | |
| Deposit protection | no | not published | |
| Construction progress | yes | stated only by the developer | loyobondar.com 'Our Construction' entry 'October 2026 | XO PANDAWA | Завершен' (completed); NovAsia notes June 2026 finishing figures and a 42-room accommodation listing loyobondar.com |
| Floor or site plans | yes | not published | Master plan (genplan) only, no unit floor plans loyobondar.com |
| Developer track record | yes | stated only by the developer | LB homepage 'Completed Projects': Jungle Flower Villas (Ubud), U Villas (Bukit), Loyo Villas (Ubud), Melasti Dream (Bukit), XO Canggu (Canggu); homepage says 12 complexes, 6 completed; the LB presentation says 5 completed; loyo-development.com/lb_group says 4 delivered loyobondar.com |
| No guaranteed returns | yes | not published | xo-project.com 'от 14% доходность' (from 14% yield); loyo-development.com/lb_group: 'Invest in a ready-to-operate hotel business in Bali, guaranteed annual income (2 years), 12%' for Pandawa Hills, XO Pandawa and Melasti Arcade loyobondar.com |
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| Construction completed (Oct 2026) | not verified yet | loyobondar.com | |
| Operating as a 42-room guest property (portal reports booking listings) | not verified yet | novasia.estate | |
| Freehold apartments with full property rights for buyers | not verified yet | docs.paralegal.id | |
| Apartments from 1.8 bln IDR can be owned by foreigners (Bali minimum for foreign-owned strata units is Rp 2 billion) | contradicted | registry | docs.paralegal.id |
| Guaranteed annual income 12% for 2 years | not verified yet | loyo-development.com | |
| Yield from 14% | not verified yet | xo-project.com | |
| 42 apartments and 3 villas | not verified yet | xo-project.com | |
| Completed complexes: 6 (homepage), 5 (presentation) or 4 (LB Group page) | contradicted | loyo-development.com | |
| Building permit (PBG) and occupancy certificate (SLF) issued | not verified yet | xo-project.com | |
| Deposit protected in escrow | not verified yet | xo-project.com |
What changed, with dates
- No dated change recorded yet.
- Fingerprint of the developer page text on 5 Nov 2026: SHA-256
f91421e8e1a1a2ac.... Anyone can check it on kolaboro.com/verify. kolaboro.com/verify
Public reports
What public sources report, with the link. We list reports; we do not judge the developer.
- No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read.
About the developer
- Founded: 2007 xo-project.com
- Head office: Badung, Bali, Indonesia xo-project.com
- LB homepage 'Completed Projects': Jungle Flower Villas (Ubud), U Villas (Bukit), Loyo Villas (Ubud), Melasti Dream (Bukit), XO Canggu (Canggu); homepage says 12 complexes, 6 completed; the LB presentation says 5 completed; loyo-development.com/lb_group says 4 delivered xo-project.com
Other projects by LOYO & BONDAR that we track
- Ubud Dream Bali
- Pandawa Dream Bali
- Pandawa Hills Bali
Similar projects
- EDEM I Villas Bali · under construction
- Temple Heights Bali · under construction
- Amari Villas III Bali · under construction
- Pandawa Hills Bali · under construction
- Umah Ubud Bali · off-plan
Market context: Bali
- We track 76 projects in Bali. 1% publish a permit or licence number and 16% state deposit protection. kolaboro.com/m
- In Bali, 9 tracked projects are past the first handover date on record; the median is 5 months. kolaboro.com/index/delays
Buyer reviews
There are no verified buyer reviews of XO Pandawa yet. We publish a review only from a buyer who proves the purchase (fingerprint of the contract or receipt, signed with a passkey) and only after a moderator has read it.
Reviews waiting for moderation are not shown.
Right of reply
Are you the developer? Send documents and we add your reply to this page. Found a wrong fact? Tell us and we correct it with a dated note.
Reply as the developer Report a correction Questions to ask the developer
Before you pay
Paste the project link for a free live check of what official registers say. For a full desk review and a site visit by a local agent, order the pre-purchase check.
Questions buyers ask
Is XO Pandawa legit?
Kolaboro does not label projects or developers. What the public record shows: No permit or licence number is published in the sources we read. Of 10 developer claims we checked, 0 are confirmed by a register or an independent source, 8 are not yet verified and 2 are contradicted by another source. The handover date on record is 2026. No reports of disputes, regulator action, stoppages or financial difficulty found in the sources we read. Check the sources on this page and ask the developer for documents before paying.
When will XO Pandawa be delivered?
The handover date on record is 2026.
Who is the developer of XO Pandawa?
LOYO & BONDAR, according to the sources listed on this page.
Does XO Pandawa have a permit or licence?
No permit or licence number is published in the sources we read.
Are there reviews of XO Pandawa?
There are no verified buyer reviews yet. Buyers who prove their purchase can submit one; it is published after moderation.
Sources
Every fact on this page links to its source. Pages we read are fingerprinted and kept by date.
- xo-project.com https://xo-project.com/pandawa
- loyobondar.com https://loyobondar.com/en/
- docs.paralegal.id https://docs.paralegal.id/PERMEN/PERMEN-ATR-BPN/KEPMEN-ATR-BPN/2022/KEPMEN-ATR-BPN-1241-SK...
- jdih.atrbpn.go.id https://jdih.atrbpn.go.id/peraturan/detail/1109/keputusan-menteri-agraria-dan-tata-ruang-k...
- loyo-development.com https://loyo-development.com/lb_group
- loyo-development.com https://loyo-development.com/melastiarcade
- loyobondar.com https://loyobondar.com/wp-content/uploads/presentation_eng.pdf
- novasia.estate https://novasia.estate/en/projects/xo-pandawa/
- palmera.realestate https://www.palmera.realestate/indonesia/developer/loyo-bondar-development/
Last checked 5 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.