SEMINYAK · ID RR-2168

Gate 11: 53 m² studio with a separate bedroom, Seminyak

Walkable Seminyak dining sits five minutes from this furnished 53–54 m² studio with a separate bedroom, priced at Rp 1.75 bn. The building has a concierge lobby, coworking and on-site parking, and it's already finished. Your lease runs 19 years, and we model nightly rental at 70% occupancy.

Unit in Gate 11 · units listed: 2

Leasehold 19 years
Completed 2025
Concierge and coworking

1bedroom
1bathroom
53–54 m²living area
Yesparking on site
Leasehold19 years
Q3 2025handover

Property

What you get

The Gate 11 studio gives you 53–54 m² (≈ 570–580 sq ft) with the bedroom walled off from the living area, fully furnished, in a building with a lobby and a concierge. New stock under Rp 1.77 bn rarely comes up in Seminyak, and this layout is one of the few options at that level.

Picture the guest as a couple staying one or two weeks. They want restaurants and boutiques on foot more than a private pool. Remote workers who book a month are the second audience, and the concierge plus the coworking room answer most of what they'll ask.

How we model it: Rp 1.6 million a night, the level new Seminyak studios reach. The district median sits well above that because villas pull it up. Occupancy runs 60% in the cautious case, 70% in the base case and 80% in the strong one. Then 40% of revenue comes off for running costs, taxes and depreciation. In the base case about Rp 244 million a year reaches you, a 13.9% net yield on the price.

Developer: Bali Baza, all projects and terms

The numbers for this property

Gate 11 · Studio yield: gross and net

The developer's figures show yield gross, with no costs taken out. Below is our model, which takes Rp 1.6 million a night for a fresh Seminyak studio and strips out management, tax, wear and upkeep.

Gross 23.2%≈ Rp 407 million a year at 70% occupancy and Rp 1.6 million a night Net 13.9%≈ Rp 244 million a year · payback ≈ 7.2 years

18%Management company10%Tax12%Wear and upkeep 60%Left for the owner

Gross rental incomeRp 407 million23.2% of price · rate Rp 1.6 million, occupancy 70%
Management companyRp 73.3 million18% of revenue · market range 15–25%
TaxRp 40.7 million10% of rental income · rate depends on the structure
Wear and upkeepRp 48.8 million12% of revenue · vacancy between stays, supplies, repairs
Net to youRp 244 million13.9% of price · payback ≈ 7.2 years

Occupancy scenarios: Gate 11 · Studio
Occupancy	Gross income	Expenses 40%	Net	% of price	Payback period
60%cautious	Rp 349 million	Rp 140 million	Rp 209 million	11.9%	8.4 years
70%base	Rp 407 million	Rp 163 million	Rp 244 million	13.9%	7.2 years
80%strong	Rp 465 million	Rp 186 million	Rp 279 million	15.9%	6.3 years

Seminyak averages about 39% occupancy across all listings; for a professionally run unit we model 60–80%.

Where the numbers come from

Developer's figures: The developer's figures show yield gross, with no costs taken out. Shown as published. They are not part of our model.
Nightly rate: Rp 1.6 million, our estimate for the area: AirROI puts average revenue per listing in Seminyak at Rp 5 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy: the Seminyak market runs at 39.4% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs: 40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings: no other Seminyak listing in the catalog has a model yet, so we check against neighboring areas and their rate range.
Why this is above market: 13.9% net comes from the short lease (leasehold 19): income is measured against a low entry price, but you hold the property for half as long. It doesn't compare with 30-year-plus leases, where net lands at 6–10% a year.
Reports and data: AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

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Ownership

Ownership & what you actually get

The studio comes on a 19-year leasehold. No renewal appears in the materials, so we request the landowner's written terms before you commit. The paperwork is short: a reservation, then a lease agreement signed at a notary. We're still checking the zoning, the PBG number, the SLF copy and whether the building holds a rental license.

Ownership and permits: Gate 11 · Studio
Form of ownership	LeaseholdForeigners 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 term	19 yearsThe materials we hold say nothing about renewal. We ask the landowner for written terms and judge this studio's yield over 19 years only.
Zoning	To confirm in RDTRBefore the deposit we search the plot in RDTR and OSS; a seller's statement isn't enough for us.
Building approval (PBG)	To confirmThe permit number and an extract reach us before you pay anything.
Developer	Gate 11, company to confirmOur check covers the contracting company, its finished projects and what current owners there report.
Certificate of occupancy (SLF)	Copy to confirmThe building stands complete, and we're requesting its SLF. Without it the regency won't grant a rental license, so the main payment waits.
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 nominee	Not 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 escrow	None, 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 handover	Fully furnished, Q3 2025We attach an inventory of the studio's furniture and appliances to your contract.

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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Gate 11 · Studio?

Leave your WhatsApp and I'll send it today, with the net yield worked out.09:41

Terms

Gate 11 · Studio payment schedule

ReservationYour deposit reserves the studio; its size is still open with the developer.
Main paymentWith construction over, you pay under the contract when the studio passes to you.
HandoverKeys arrive together with the documents, the SLF among them.

We don't pay ahead for a finished apartment. Your money goes over once the handover certificate and paperwork are in hand.

Location

Location: Seminyak

Nightly rates in Seminyak top Bali at about Rp 5.0 million, and the roads, shops and clinics have worked here for years. Almost nothing new goes up, so buyers choose between finished homes and small apartment buildings in the back lanes.

Gate 11 studio: the living area — Seminyak · Badung · 12 min to the beach

Seminyak beaches12 min
Cafés and restaurants5 min
Supermarket and gym2–9 min
Ngurah Rai Airport30 min

The district books only about 39% of nights on average, so management decides the result. A well-run studio can beat that figure by a wide margin.

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 · Studio

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

Nothing. You pay the figure on the developer's price sheet, and the developer settles with us separately. Our due diligence before the deposit costs you nothing. For this studio we read the 19-year lease, ask the landowner in writing about renewal, run the plot through RDTR, and confirm the PBG number, the SLF and the developer's company.

Can I buy the Gate 11 studio remotely?

Yes. You see the studio on Zoom and sign at a distance through a notary and a power of attorney, while we collect the keys on site. The building went up in 2025, though its SLF copy hasn't reached us yet. On site we'll check the studio's condition, the furniture against the spec and every appliance, then send you the results. Your main payment goes out only against the handover certificate and documents.

Where do the yield numbers for the studio come from?

It starts with AirROI data for Seminyak. Adjusted to a studio, that gives Rp 1.6 million a night. Our base case is 70% occupancy, typical for professionally managed units. Out of revenue, 40% goes on the manager's fee, tax, wear and repairs. We also weigh the 19-year lease when you compare this studio with longer leases elsewhere. It's an estimate, not a guarantee.

Who rents a studio like this in Seminyak?

Mostly couples booking a week or two who care about walking to restaurants and shops rather than having a pool. Remote workers staying a month make up the second group, and the concierge and coworking room suit them well. So we price it like new compact stock, not like a villa.

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