Mandarin Oriental Residences, Bali: reviews and facts
What is published about Mandarin Oriental Residences, Bali in Bukit Pandawa, South Kuta (Bukit peninsula), Bali, Indonesia, what official registers and other sources say, and what changed over time. Facts only, each with its source.
- Developer
- Harmoni Bali mandarinoriental.com
- Location
- Bukit Pandawa, South Kuta (Bukit peninsula), Bali, Indonesia
- Stage
- off-plan · active mandarinoriental.com
- Handover on record
- Q4 2027 mandarinoriental.com
- Permit or licence number
- not published
- Deposit protection
- not researched yet
- Page we read
- mandarinoriental.com mandarinoriental.com
- Last checked
- 5 Nov 2026
- Open data record
- BALI-076
In short
- Mandarin Oriental Residences, Bali is listed as off-plan in Bukit Pandawa, South Kuta (Bukit peninsula), Bali, Indonesia, by Harmoni Bali. mandarinoriental.com
- The handover date on record is Q4 2027. mandarinoriental.com
- No permit or licence number is published in the sources we read. mandarinoriental.com
- Of 9 developer claims we checked, 2 are confirmed by a register or an independent source, 5 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.
- Units: 68 mandarinoriental.com
- Unit types: 3BR villa, 4BR villa, 5-6BR villa (press release) mandarinoriental.com
- Ownership: Leasehold per portal; foreigners cannot hold freehold mandarinoriental.com
- Brand or operator: Mandarin Oriental mandarinoriental.com
- Permit authority: Badung Regency (PBG and SLF via SIMBG/OSS) mandarinoriental.com
- Handover promised: Q4 2027 mandarinoriental.com
- brand page: 68 private villas on an 8-hectare site above the hotel, private clubhouse, access to resort and beach mandarinoriental.com
- brand press release (19 Jul 2024): resort of 110 suites and villas opening 2027; residences of 3-6 bedrooms; developer Harmoni Bali mandarinoriental.com
- portal: 49 three- and four-bedroom residences, developer PT Harmoni Cakrawala Bali, handover Q4 2027, leasehold, price on application mandarinoriental.com
- trade press (2017): earlier 'Residences at Mandarin Oriental, Bali' plan of 91 villas at Bukit Pandawa Resort & Golf with construction on first 22 sold units mandarinoriental.com
Delivery and delay record
Every dated promise we found, how it changed and whether the date has passed. Status rules: promise tracker.
- Handover or completion: Q4 2027 date still ahead
our research record of 1 Nov 2026 mandarinoriental.com - Rental programme start: November 2026 date still ahead
developer or listing page, copy of 5 Nov 2026 (SHA-256 5616f378932df32c) · Earlier dates on record: 2027 (1 Nov 2026) mandarinoriental.com
Permits and licences
- No permit or licence number is published in the sources we read.
- No permit number on the brand page, press release or portal mandarinoriental.com
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 | No permit number on the brand page, press release or portal mandarinoriental.com |
| Deposit protection | no | not published | |
| Construction progress | no | not published | No construction status; press release only gives a 2027 resort opening mandarinoriental.com |
| Floor or site plans | no | not published | No floor plans or sizes published mandarinoriental.com |
| Developer track record | no | not published | Mandarin Oriental is the operator, not the developer; no delivered project by Harmoni Bali is named mandarinoriental.com |
| No guaranteed returns | yes | stated only by the developer | No yield or guarantee language on the brand page mandarinoriental.com |
Developer claims we tested
| Claim (source wording) | Result | Checked against | Source |
|---|---|---|---|
| Mandarin Oriental will manage the resort and branded residences, developed with Harmoni Bali | verified | independent | tophotel.news |
| 68 private villas on an 8-hectare site | contradicted | offplan.so | |
| Resort opening in 2027 | not verified yet | press.mandarinoriental.com | |
| Residences handover Q4 2027 | not verified yet | offplan.so | |
| Villas range from 3 to 6 bedrooms (press release) vs 3-4 bedrooms (portal) | contradicted | press.mandarinoriental.com | |
| Developer entity PT Harmoni Cakrawala Bali | not verified yet | offplan.so | |
| Earlier Mandarin Oriental residences scheme at Bukit Pandawa had construction underway on 22 sold villas in 2017 | verified | independent | hoteldesigns.net |
| Leasehold tenure | not verified yet | offplan.so | |
| Building permit issued | not verified yet | mandarinoriental.com |
What changed, with dates
- No dated change recorded yet.
- Fingerprint of the developer page text on 3 Nov 2026: SHA-256
5616f378932df32c.... 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
- Head office: Bali, Indonesia mandarinoriental.com
- Legal entity: PT Harmoni Cakrawala Bali (portal); brand release names 'Harmoni Bali' mandarinoriental.com
- Listed or audited: Operator Mandarin Oriental Hotel Group (Mandarin Oriental International, part of Jardine Matheson group) mandarinoriental.com
- Mandarin Oriental is the operator, not the developer; no delivered project by Harmoni Bali is named mandarinoriental.com
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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 Mandarin Oriental Residences, Bali 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 Mandarin Oriental Residences, Bali 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 9 developer claims we checked, 2 are confirmed by a register or an independent source, 5 are not yet verified and 2 are contradicted by another source. The handover date on record is Q4 2027. 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 Mandarin Oriental Residences, Bali be delivered?
The handover date on record is Q4 2027.
Who is the developer of Mandarin Oriental Residences, Bali?
Harmoni Bali, according to the sources listed on this page.
Does Mandarin Oriental Residences, Bali have a permit or licence?
No permit or licence number is published in the sources we read.
Are there reviews of Mandarin Oriental Residences, Bali?
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.
- mandarinoriental.com https://www.mandarinoriental.com/en/residences/upcoming/bali
- hoteldesigns.net https://hoteldesigns.net/industry-news/mandarin-oriental-real-estate-project-taking-shape-...
- offplan.so https://offplan.so/projects/mandarin-oriental-residences-bali
- press.mandarinoriental.com https://press.mandarinoriental.com/mandarin-oriental-to-open-a-luxury-resort-and-branded-r...
- tophotel.news https://tophotel.news/mandarin-oriental-opens-in-bali
Last checked 5 Nov 2026. How we collect data: data policy. Facts quoted from sources are shown in the language of the source.