SEMINYAK · ID RR-2609

Gate 11: two-level 80 m² mezzanine apartment, Seminyak

Living room and kitchen share the lower floor of this 80–84 m² apartment, under a double-height window, and the bedroom takes a gallery upstairs. The Seminyak building is complete, with furniture, a concierge, coworking and parking in place. The list shows Rp 2.04 bn, which we're confirming with the developer before you reserve.

Unit in Gate 11 · units listed: 2

  • Leasehold 19 years
  • Completed 2025
  • Two levels
  • 1bedroom on the upper level
  • 80–84 m²area over 2 levels
  • Leasehold19 years
  • Q3 2025handover
  • 12 minto Seminyak beaches

Property

What you get

This mezzanine covers 80–84 m² (≈ 860–905 sq ft) over two levels in a building of eight apartments and four commercial units. Downstairs you get the living room under a two-story window, plus the kitchen and a dining area. The bedroom sits on a gallery above, and the building adds a concierge lobby, coworking and parking.

Gate 11 has four mezzanines and four studios. What you pay extra for over a studio is height and a separate floor for sleeping, so guests never feel they're in one room. Furniture, appliances and finishes come with the price, and you can move in right away.

The lease runs 19 years, and handover took place in Q3 2025. The price list we hold shows the mezzanine at Rp 2.04 bn. The developer's agent presentation, though, marks the mezzanines as sold and puts that same figure against a commercial unit. We're confirming availability and price with the developer, and we'll hold back the income model until then.

Developer: Bali Baza, all projects and terms

Ownership

Ownership & what you actually get

What you buy is a 19-year leasehold on the apartment. The developer's pack doesn't mention renewal, and we'll get the landowner's position on paper. The deal runs through a reservation and a lease agreement signed before a notary. Open items before a deposit: an RDTR zoning extract, the permit number, the SLF and the rental license.

Ownership and permits: Gate 11 · Mezzanine
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 term19 yearsNothing in the developer's pack mentions an extension. We want the landowner's terms for one in writing, and our payback math leaves it out.
ZoningTo confirm in RDTRThe plot's zoning comes from our own RDTR and OSS search ahead of the deposit, not from the seller.
Building approval (PBG)To confirmWe need the PBG number and an extract in hand before you reserve.
DeveloperGate 11, company to confirmBefore the deposit we look at the legal entity, projects it has finished and what their buyers tell us.
Certificate of occupancy (SLF)Copy to confirmHandover took place in 2025; the SLF copy is on our request list. The rental license needs it, which is why payment follows the documents.
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 handoverFully furnished, Q3 2025Your contract gets an appendix naming every piece of furniture and each appliance.
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

Gate 11 · Mezzanine payment schedule

  1. ReservationA deposit holds the lot once the developer confirms it's free; the amount is open.
  2. Main paymentPaid under the contract at handover, since the apartment is already built.
  3. HandoverYou take the keys along with the papers, SLF included.

The main sum for a finished apartment goes out against the handover certificate and the documents. We don't agree to pay in advance.

Location

Location: Seminyak

No district in Bali posts a higher nightly rate than Seminyak, about Rp 5.0 million, and its streets and services have run smoothly for years. With free land gone, the choice comes down to finished homes and small apartment projects off the main roads.

Gate 11 mezzanine: living room with a two-story window
Seminyak · Badung · 12 min to the beach
  • Seminyak beaches12 min
  • Cafés and restaurants5 min
  • Supermarket and gym2–9 min
  • Ngurah Rai Airport30 min

Only about 39% of nights book on average here, because older villas drag the figure down. Owners who give the unit to a professional manager land well above it.

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Seminyak · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 72hotels
  • 31restaurants
  • 14cafés
  • 11schools
  • 10sights
  • 3shops
  • 3spas

Closest places

  • Casa Santai Villahotel · 129 m
  • Aditya Homestay 86hotel · 230 m
  • Kubu Manggala Villa Kerobokan Kelodhotel · 267 m
  • Villa Lindohotel · 279 m
  • Bali Puri Hotelhotel · 307 m
  • Umanejo 88 Kerobokan Kelodhotel · 329 m
  • Sandi Kala Villashotel · 339 m
  • Villa Mannao Estatehotel · 372 m

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

Straight answers

Questions about Gate 11 · Mezzanine

What does Rise Real Bali charge when I buy the Gate 11 mezzanine?

Buyers pay us nothing. What you pay is the developer's price; the developer funds our commission. Before any deposit our team reviews the land records, the permits and the lease term at our expense, then gives you a written conclusion. It also names what's still unresolved, so you decide on facts instead of promises.

Can I buy the mezzanine without coming to Bali?

Yes. We run the viewing on Zoom at a time that suits you and film the apartment and the building against your checklist. Signing happens at a Bali notary on your power of attorney, and you pay into the account the contract names. We accept the apartment, furniture and appliances for you and send a signed handover report with photos.

How does the Gate 11 mezzanine differ from the studio?

It's bigger: 80–84 m² against 53–54 m² for the studio. The mezzanine spreads over two levels, with the bedroom on a gallery above a living room lit by a two-story window. Both layouts have one bedroom, furniture and access to the concierge. On the price list, the studio costs Rp 1.75 bn.

What lease term does the Seminyak mezzanine come with?

A 19-year leasehold, in a building handed over in the third quarter of 2025. The developer's materials say nothing about renewal, so we ask the landowner for the terms in writing. We work out payback inside the 19 years and don't count on the price rising. Zoning, the PBG and the SLF all go through our checks ahead of any deposit.

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