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 40% 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 1.4 million a night, the level new Seminyak studios reach. Villas in the district earn far more than studios. Occupancy runs 30% in the cautious case, 40% in the base case and 50% in the strong one. Then 16% of revenue comes off for operating costs. In the base case about Rp 171 million a year reaches you, a 9.8% 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 a gross yield. Below is our model, which takes Rp 1.4 million a night for a fresh Seminyak studio and deducts operating costs.

Gross 11.7%≈ Rp 204 million a year at 40% occupancy and Rp 1.4 million a night Net 9.8%≈ Rp 171 million a year · payback ≈ 10.2 years
  • Gross rental incomeRp 204 million11.7% of price · rate Rp 1.4 million, occupancy 40%
  • Operating costsRp 32.7 million16% of revenue
  • Net to youRp 171 million9.8% of price · payback ≈ 10.2 years
Occupancy scenarios: Gate 11 · Studio
OccupancyGross incomeExpenses 16%Net% of pricePayback period
30%cautiousRp 153 millionRp 24.5 millionRp 129 million7.3%13.6 years
40%baseRp 204 millionRp 32.7 millionRp 171 million9.8%10.2 years
50%strongRp 255 millionRp 40.8 millionRp 214 million12.2%8.2 years

The base case is 40% occupancy under professional management, with 30% as the cautious case and 50% as the strong one.

Where the numbers come from

Developer's figures
The developer's figures show a gross yield. Shown as published. They are not part of our model.
Nightly rate
Rp 1.4 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 30% cautious, 40% base and 50% strong.
Costs
16% of revenue: the property's operating costs.
Comparable listings
Premier Umalas Villas · 2BR villa: 9.2% net at 52% occupancy.
Reports and data
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.

Get the numbers on WhatsApp

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 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 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.
ZoningTo 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.
DeveloperGate 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 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 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.

Terms

Gate 11 · Studio payment schedule

  1. ReservationYour deposit reserves the studio; its size is still open with the developer.
  2. Main paymentWith construction over, you pay under the contract when the studio passes to you.
  3. 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 comparable managed units in Seminyak. Adjusted to a studio, that gives Rp 1.4 million a night. Our base case is 40% occupancy for a professionally managed unit. Operating costs take 16% of revenue. 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.

Properties

Similar properties

See all properties →