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Kerobokan, Bali · 2.6 km to Petitenget beach
Your apartment in Bali.Rented out whileyou are away.
65 m² with a private whirlpool tub on the balcony and a view over the rice field. Built by a German-run developer, paid in instalments as construction progresses.
- from €155,000 plus 10% tax
- 9 apartments
- Leasehold 24 + 25 years
- Notarised leasehold
- Half the price paid against progress
- 06:00Morning mist over the rice field
- 12:00Midday light across the building
- 17:40Golden hour on the balconies
- 19:10Blue hour. The building glows.
Wake up above the rice field.
Living room with open kitchen, one bedroom, a marble bathroom and a balcony with your own tub. Handed over furnished, ready for your first weeks and for guests.
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- 65 m²living space
- 1bedroom with ensuite
- 1private tub on the balcony
- 9apartments, shared pool and sauna
Windows Astral · Fittings Grohe · Stone Quadra
Quiet street. Twelve minutes to the beach.
Banjar Taman in Kerobokan Kelod is a residential pocket at the edge of the rice fields, between Seminyak and Umalas. The beach, restaurants and beach clubs are a short scooter ride away.
- Seminyak Square2.1 kmabout 10 min by scooter
- Petitenget beach2.6 kmabout 12 min by scooter, under 2 km as the crow flies
- W Bali, Seminyak2.9 kmabout 14 min by scooter
- Denpasar airport12.7 km30 to 60 min by car, depending on traffic
Road distances from OpenStreetMap. Scooter times without traffic, longer at rush hour.
Check the maths. Net, after every cost.
Many Bali offers promise 10% returns, or that it all pays off in five years. Usually they mean revenue before costs. Here, platform fees, management, cleaning, reserves and taxes are already deducted.
Apartments in Kerobokan currently list at about US$52 to 116 a night (Expedia, Oct 2026).
Average of all listings in Kerobokan: about 41% (AirROI, Sept 2026). Professionally run units usually do better.
Every line item and assumption
€1 = US$1.16. Total outlay: price €155,000 plus 10% tax per the preliminary agreement plus about €3,000 notary and legal review. 10% hotel tax is included in the guest rate, platforms 15%, income tax for owners not resident in Indonesia 20% (optimistic 10%). No residual value after 24 years, no appreciation, no extension included. Tax in your home country depends on where you live, please ask your tax adviser.
Example calculation, not a promise. Nightly rate and occupancy are market figures and can differ widely.
Half the price is paid against progress.
Payments are in euros. The last five instalments fall due only when construction has moved on by another 20%.
- Preliminary agreementreserves your unit€15,50010%
- Construction startafter notary review and lease deed€62,00040%
- 20% builtwith photo record€15,50010%
- 40% builtwith photo record€15,50010%
- 60% builtwith photo record€15,50010%
- 80% builtwith photo record€15,50010%
- Handoverwithin 12 months of construction start€15,50010%
Check us out. Before you pay.
Foreigners in Bali do not buy land, they lease it. This is how your lease is built.
- 01LandownerA Balinese owner holds the 3,350 m² plot under full freehold title (Hak Milik).
- 02Head leasePT Longitude Investment Bali leases the land by notarial deed no. 09 of 15 July 2025.
- 03Your lease24 years for your apartment, notarised, with an option for 25 more. You choose the notary date.
- 04RentalThrough an operator with an accommodation licence. Foreigners may not run short-term rentals in Bali themselves.
What you should know first
- Without an extension, the lease ends after 24 years with no residual value.
- The extension price is set by both sides five years before expiry.
- Rental income arrives in rupiah or dollars. You carry the currency risk.
- Occupancy and nightly rates are market figures, not a promise.
Twelve questions to ask any developer in Bali, with our answers.
Nine apartments. Six are available.
Tap an available unit. Floor, view and price come with the documents.
Status per brochure. Your contact confirms today's availability.
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How buying works, even if you have never been there.
- 1Call20 minutes on video. Your questions, your numbers, all documents.
- 2Site visitLive walk-through on video or in person in Seminyak.
- 3ReservationPreliminary agreement with a 10% deposit, then the notary review.
- 4Lease and buildNotarisation by power of attorney possible, instalments by progress, furnished handover.
What investors ask next.
Do I lose everything when the lease runs out?
Without an extension, your right of use ends after 24 years with no residual value. You can extend by 25 years, at a price set five years before expiry. The calculation above assumes the worst case: no residual value and no extension.
Who rents it out, and what does it cost?
An operator with an accommodation licence handles marketing, guests and cleaning. The calculation deducts 20 to 30% management, 15% booking platforms and a fee for pool, garden and security. You see the contract before you sign.
How is rental income taxed?
Indonesia withholds tax for non-resident owners, set at 20% in the calculation. How the income is treated at home depends on your country of residence and its tax treaty with Indonesia. Please check with your tax adviser.
Do I need to travel to Bali to buy?
No. The call and the site walk-through run on video, and a power of attorney can represent you at the notary. If you would like to visit, you are welcome.
Can I sell the lease or pass it on to my children?
Yes, if the lease deed covers transfer and inheritance. Ask to see that clause before you sign. Keep in mind that each year the remaining term shortens, and with it the resale price.
Is financing possible?
Many buyers finance through existing property at home. Whether that works for you, we discuss on the call.
Why Bali and not Dubai?
Dubai offers freehold and low taxes at higher entry prices. Bali is, for many, the place they want to spend time themselves. If you only want yield, Dubai is often the better fit. If you want to use Bali yourself, the maths look different.
Check first. Then decide.
Five short questions, then you receive the brochure, floor plans, your personal calculation and the leasehold checklist. If you like, we talk for 20 minutes on video afterwards.