SEMINYAK · ID RR-2239

Beraban Luxury Lofts: an apartment complex of studios and two-level lofts in Seminyak

Beraban Luxury Lofts puts 156 units 780 meters from the beach in Seminyak, from 43 m² studios to two-level lofts of 120.7 m². Four-story blocks share a 5,000 m² plot. Entry starts at Rp 2.45 bn on a 26-year leasehold with a priority extension of 30 years. Construction is underway, and we're waiting for the developer to name a handover month.

  • Leasehold 26 + 30 years
  • Under construction
  • Two-level lofts
  • 1–2bedrooms
  • 43–121 m²unit sizes
  • 156units in the complex
  • 5,000 m²plot
  • Leasehold26 + 30 years
  • Buildinghandover date to confirm

Property

What you get

Four-story blocks with 156 units fill a 5,000 m² site in Seminyak, 780 meters from the sand. Total built area comes to 20,444 m² (≈ 220,000 sq ft). You choose from four formats: a 43 m² studio, a 67.8 m² one-bedroom loft, an 85 m² apartment and a two-level loft of 120.7 m².

In the lofts, the living room and kitchen sit downstairs and the bedroom takes a mezzanine above. The studio keeps bed and kitchen in one room, while the 85 m² apartment gets a separate bedroom. Double height eats some floor area. It pays back in light and volume, which nightly guests reward with a higher rate. We've asked the developer for the finish and furniture specification.

According to our listing records, the plot falls in the tourism and mixed-use zone, and an RDTR extract will confirm it. The lease covers 26 years with a priority extension of 30 more. Prices run Rp 2.45 bn for the studio, Rp 4.36 bn for both the 67.8 m² loft and the 85 m² apartment, and Rp 7.79 bn for the two-level loft. The developer's sheet shows the 85 m² apartments gone. Two gaps remain: the handover date and the payment schedule.

Developer price list

Beraban Luxury Lofts: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
Studio43 m²1Rp 2.45 bnon request
Loft, 1 bedroom67.8 m²1Rp 4.36 bnon request
Apartment85 m²1Rp 4.36 bnon request
Two-level loft120.7 m²2Rp 7.79 bnon request

Every size and price here is from the developer's availability sheet. That sheet lists no 85 m² apartments left, while studios and lofts are still open. We recheck what's free when you reserve.

Ownership

Ownership & what you actually get

You'd hold a 26-year leasehold, and the developer grants a priority right to extend for another 30. First comes a reservation, next the PPJB, and the notary registers your lease when you take the keys. We're requesting the building approval (PBG) number now. Occupancy certificate and rental license arrive only after the builders leave.

Ownership and permits: Beraban Luxury Lofts
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term26 + 30 yearsWe count the years left from the day you receive the keys. The priority extension of 30 years belongs in the contract, since a brochure binds nobody.
ZoningTourism and mixed useThat's the zone our listing database shows. An RDTR and OSS extract confirms the plot's status before you put down a deposit.
Building approval (PBG)To confirmWe ask the developer for the permit number and an extract ahead of any deposit.
DeveloperPertama PropertyBefore the deposit we look into the company, the buildings it has delivered and the history of this project.
Certificate of occupancy (SLF)After construction endsNo rental license comes without the SLF. That's why your installments follow finished stages and not calendar dates.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTo confirmWe've asked in writing for the list of furniture and appliances and for the handover date. That list goes into your contract as an appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Beraban Luxury Lofts payment schedule

  1. ReservationA deposit holds your chosen unit on the availability sheet, and the developer hasn't named the amount yet.
  2. Construction stagesMoney moves in tranches against stages we've seen completed, never by the calendar.
  3. HandoverThe balance goes out against the handover certificate and the full document pack.

The developer's materials leave out a payment schedule. We'll get one and lock it into the PPJB when due diligence closes.

Location

Location: Seminyak

Seminyak commands the island's highest nightly rates and its most mature infrastructure, with restaurants, boutiques and beach clubs a short walk away. You pay for that with traffic on narrow streets and tightly packed buildings.

Beraban Luxury Lofts: side elevation with planted balconies
Seminyak · Badung · 780 m to the beach
  • Petitenget Beach≈ 810 m · 3 min
  • Restaurants and bars1–3 min on foot
  • Minimarket2 min on foot
  • Clinic5 min
  • Ngurah Rai Airport≈ 30 min

People buy in Seminyak for demand that already exists: guests find the apartment on their own. The cost is a higher entry price and competition with hotels.

Seminyak · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 307hotels
  • 207restaurants
  • 60cafés
  • 41spas
  • 35shops
  • 21bars
  • 10sights

Closest places

  • The Seminyak Villagehotel · 13 m
  • Villa Ramahotel · 58 m
  • Mutiara Bali Resort & Spahotel · 76 m
  • Mutiarahotel · 77 m
  • The Seminyak Villahotel · 80 m
  • Kasava Resto & Bar - Seminyakrestaurant · 85 m
  • Villa Sokohotel · 89 m
  • Villa Ammanhotel · 91 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Beraban Luxury Lofts

What does Rise Real Bali charge when I buy at Beraban Luxury Lofts?

You pay nothing to us. The unit costs the developer's list price, and Pertama Property covers our commission. Before your deposit we check, at our expense, the 26-year lease and its 30-year extension terms, the RDTR zoning and the PBG number. We also ask in writing for the developer's company details and a current build schedule, then send you a written report.

Can I buy a Seminyak apartment here without flying to Bali?

Yes. A broker films a live walk around the plot for you, and the signing goes through a notary who holds your proxy. We run acceptance on the ground. With the blocks still under construction, every payment waits for a stage we've confirmed. At handover we measure the unit and compare the finish and fittings against the specification attached to your contract.

Where would the yield numbers come from?

The project page shows no model, because the studio, loft and apartment differ in price and size. We build one for the unit you choose. Its nightly rate starts from AirROI figures for Seminyak, then shifts for the layout and square meters. Occupancy assumes a professional manager, and costs absorb 40% of revenue. Expect an estimate, never guaranteed income.

Which layout works best for nightly rental, and what does the price cover?

The price list shows the unit price in rupiah. We've requested the furniture and appliance specification, which becomes a contract appendix. Buyers who plan nightly letting usually go for the 43 m² studio, with the lowest entry and the widest pool of guests. The 120.7 m² two-level loft suits families and longer stays.

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