IJI

Three addresses within a short walk of each other, above Pandawa Beach

IJI Group

Q: Who is IJI Group?

A private Bali developer, also known as IJI Group Holding, that builds and runs resort apartments above Pandawa Beach on the southern Bukit. It manages its finished property through its own company, IJI Home.

Q: Has IJI Group completed anything?

Yes. The Rahya Villas Complex on Jalan Karang Pandawa in Kutuh, an aparthotel of apartments and villas, has been open since 2024 and is run by IJI Home. Eighth Sense and Body Sense are under construction nearby.

Q: Where are IJI Group's projects?

All in Kutuh, on the edge of Ungasan, on the slope above Pandawa Beach. Eighth Sense is next to the main entrance to the beach and Body Sense stands a few steps from it. Pandawa Beach is three minutes away, Melasti about ten and the GWK cultural park under twenty.

Q: What is Body Sense?

A small wellness resort of 51 spa suites. The ground floor is a spa and bath complex with an aufguss sauna, a hammam, a Roman bath, salt and snow rooms and ice baths, plus a gym, a pool and a café with a macro-balanced menu. Each suite has an infrared sauna or lamp, and the larger ones a copper bath.

Q: What is the difference between Eighth Sense and Body Sense?

Eighth Sense is a residential complex of seventy-three apartments and villas, several with their own rooftop, with a resort club around them. Body Sense is a single wellness building of spa suites, where the spa is the centre of the project. They are separate projects on neighbouring plots.

Q: What tenure do IJI homes come with?

Leasehold. Body Sense is offered on a lease of thirty years plus twenty-five. A Bali lease is a contract, not a land title, so check the term, the extension and what happens at the end of the lease before you sign.

IJI Group, also known as IJI Group Holding, works in one small corner of Bali: the slope above Pandawa Beach on the southern Bukit, in Kutuh on the edge of Ungasan. Its first project, the Rahya Villas Complex, has been open to guests since 2024 and is run by the group's own management company, IJI Home. The two projects now being built sit next to each other close by: Eighth Sense, a complex of apartments and villas beside the main entrance to the beach, and Body Sense, a small wellness resort of spa suites built around saunas, a hammam, snow and salt rooms and ice baths.

HQ Badung, Bali, Indonesia

2024

Open since

Projects in our catalogue

3 min

Pandawa Beach

THE TRACK RECORD

IJI Group's record.

IJI builds where it already operates. All three of its projects are within a few hundred metres of each other above Pandawa Beach, and the group runs the finished one itself. The two new projects lean on the shared parts of the building: an infinity pool, a spa, ice baths, a restaurant and free shuttles to the beaches at Eighth Sense, and a full spa and bath complex at Body Sense. The plans are drawn by named studios, High Architect and SAI Architects.

Delivery record

The finished project is the Rahya Villas Complex on Jalan Karang Pandawa in Kutuh, an aparthotel of apartments and villas with a pool, a children's pool and a front desk open around the clock. It opened in 2024 and IJI Home manages it. Eighth Sense and Body Sense are both under construction a short walk away.

Years active

Operating a completed property since 2024.

Financial strength

A private company that publishes no financial figures. Treat the developer's documents for each project as the reference for terms and timing.

HQBadung, Bali, Indonesia

TypePrivate developer with its own management company, IJI Home

Active projects2

Entry pricefrom 444,373AED

SIGNATURE COMMUNITIES

IJI Group flagship destinations.

Apartments and villas with a resort club

Eighth Sense

Seventy-three homes on a site next to the main entrance to Pandawa Beach: one-bedroom apartments, two-bedroom apartments with their own rooftop, one-bedroom villas and larger villas with a rooftop and a plunge pool in the courtyard. The shared side has an infinity pool facing the sunset, a spa with massage rooms, an ice bath, a yoga platform, a restaurant with European food that delivers to the homes, a summer café, art zones to walk through and free shuttles to the nearby beaches. Reception and concierge work around the clock, and the complex has Starlink internet and solar panels. Interiors use wood veneer, linen, cotton, bouclé and plaster.

Wellness resort of spa suites

Body Sense

A four-storey wellness resort of fifty-one spa suites a few steps from Eighth Sense. The ground floor holds the spa: an aufguss sauna, a hammam, a Roman bath, ice baths, a salt room, a snow room, hydromassage and massage rooms, with a functional gym, a pool and a café bar that serves a calorie and macro-balanced menu. The roof has a bar and a yoga terrace. Each suite brings part of the spa into the room, with an infrared sauna or lamp, a tea ceremony set, a fridge for natural skincare and, in the larger suites, a copper bath. It is offered on a leasehold of thirty years plus twenty-five.

Aparthotel of apartments and villas, open since 2024

Rahya Villas Complex

IJI's first project, on Jalan Karang Pandawa in Kutuh. Apartments and villas around a pool and a children's pool, managed by IJI Home.

WHAT SETS THEM APART

What makes IJI Group special.

Property types Resort apartmentsSpa suites in a wellness resortVillas with rooftop terraces

Price segment Mid segment

Signature style

Small homes in buildings that do a lot. IJI's apartments and suites are compact, and the effort goes into what surrounds them: pools, spa and bath rooms, a restaurant, yoga on the roof, shuttles to the beach. The interiors are soft and natural, with linen, cotton, bouclé, wood veneer and plaster, and Body Sense takes the idea furthest by putting a sauna or an infrared lamp in every suite.

THE HONEST VIEW

Strengths & considerations.

Where IJI Group shines

A finished, operating project nearby: Rahya Villas Complex, open since 2024
The group has its own management company, IJI Home, already running guests in the same area
All projects sit above Pandawa Beach, a few minutes from the sand, with Melasti about ten minutes away
The shared amenities are generous for the size of the homes: spa, ice baths, infinity pool, restaurant, rooftop yoga
Ngurah Rai airport is about nine kilometres from the projects

Worth considering

IJI is a young developer. Rahya Villas Complex opened in 2024, and both larger projects are still being built.
The homes are leasehold. Body Sense is offered on thirty years plus twenty-five; ask for the lease term of Eighth Sense in writing and check the extension terms of both.
Much of the appeal is in the shared spa and restaurant areas. Ask who runs them and how their running costs are split between owners.

2 ACTIVE PROJECTS

All projects by IJI Group.

Live from the catalog — sorted cheapest first. Click any card for the full property page.

OFF-PLAN

Ungasan · Bali

IJI Eighth Sense in Ungasan, Bali

1-2 Bedroom Handover Q1 2027

From
460,899AED

OFF-PLAN

Ungasan · Bali

IJI Body Sense in Ungasan, Bali

1 Bedroom Handover Q2 2028

From
444,373AED

GOOD TO KNOW

Common questions about IJI Group.

Who is IJI Group?+

A private Bali developer, also known as IJI Group Holding, that builds and runs resort apartments above Pandawa Beach on the southern Bukit. It manages its finished property through its own company, IJI Home.

Has IJI Group completed anything?+

Yes. The Rahya Villas Complex on Jalan Karang Pandawa in Kutuh, an aparthotel of apartments and villas, has been open since 2024 and is run by IJI Home. Eighth Sense and Body Sense are under construction nearby.

Where are IJI Group's projects?+

All in Kutuh, on the edge of Ungasan, on the slope above Pandawa Beach. Eighth Sense is next to the main entrance to the beach and Body Sense stands a few steps from it. Pandawa Beach is three minutes away, Melasti about ten and the GWK cultural park under twenty.

What is Body Sense?+

A small wellness resort of 51 spa suites. The ground floor is a spa and bath complex with an aufguss sauna, a hammam, a Roman bath, salt and snow rooms and ice baths, plus a gym, a pool and a café with a macro-balanced menu. Each suite has an infrared sauna or lamp, and the larger ones a copper bath.

What is the difference between Eighth Sense and Body Sense?+

Eighth Sense is a residential complex of seventy-three apartments and villas, several with their own rooftop, with a resort club around them. Body Sense is a single wellness building of spa suites, where the spa is the centre of the project. They are separate projects on neighbouring plots.

What tenure do IJI homes come with?+

Leasehold. Body Sense is offered on a lease of thirty years plus twenty-five. A Bali lease is a contract, not a land title, so check the term, the extension and what happens at the end of the lease before you sign.

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