SEMINYAK · ID RR-1168

Gate 11: designer studios and mezzanine apartments in Seminyak

Gate 11 is a finished Seminyak building with eight furnished apartments from Rp 1.75 bn, plus four commercial spaces, a concierge lobby and a coworking room. Studios measure 53–54 m², and two-level mezzanines run 80–84 m². New builds rarely reach Seminyak's side lanes. This one was completed in Q3 2025 and sits on a 19-year lease.

Leasehold 19 years
Completed 2025
Concierge and coworking

1bedroom
53–84 m²unit sizes
8apartments + 4 commercial units
Leasehold19 years
Q3 2025handover
12 minto Seminyak beaches

Property

What you get

Gate 11 sits in Seminyak, twelve minutes from the beaches. It's a small designer building with eight apartments and four commercial spaces of 54 m² that a buyer can combine. On the ground floor you'll find a lobby with a concierge, a coworking room and parking inside the property.

There are two layouts, each with one bedroom. Studios of 53–54 m² (≈ 570–580 sq ft) keep the bedroom apart from the living space. Mezzanines of 80–84 m² (≈ 860–905 sq ft) lift it onto a gallery over a living room two stories tall. Every unit comes furnished and ready to live in, so you skip the fit-out budget before the first guest.

The developer lists the studio at Rp 1.75 bn and the mezzanine at Rp 2.04 bn, and some lots have already gone. The lease runs 19 years, and the materials don't describe an extension. That short term is the real question behind the price: we judge payback inside those 19 years and assume no capital growth. Zoning, the PBG and the SLF copy are still on our list.

Developer: Bali Baza, all projects and terms

Developer price list

Gate 11: 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".

Type	Size	Bedrooms	Price	The numbers
Studio	53–54 m²	1	Rp 1.75 bn	with numbers →
Two-level mezzanine	80–84 m²	1	Rp 2.04 bn	with numbers →
Commercial unit	54 m²	—	On request	on request

The figures above follow the developer's own materials. When you reserve, we check the current price list and which lots remain.

Ownership

Ownership & what you actually get

You take a leasehold on the apartment for 19 years. The developer's materials mention no extension, so renewal terms have to come from the landowner, in writing. You sign a reservation first, then the lease agreement before a notary. Still missing before a deposit: the zoning extract, the permit number, an SLF copy and the rental license status.

Ownership and permits: Gate 11
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 developer's materials describe no extension. We request the landowner's renewal terms in writing and keep the payback inside the 19 years.
Zoning	To confirm in RDTRWe look up the plot's status in RDTR and OSS ourselves before the deposit, rather than taking the seller's word.
Building approval (PBG)	To confirmWe ask for the permit number and an official extract before the deposit.
Developer	Gate 11, company to confirmWe check the legal entity, the projects it has delivered and feedback from existing owners.
Certificate of occupancy (SLF)	Copy to confirmThe building is finished, but we don't hold its SLF yet. The rental license depends on it, so the main payment waits for the document.
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 2025The furniture and appliance list becomes an appendix to the 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?

Leave your WhatsApp and I'll send them today.09:41

Terms

Gate 11 payment schedule

ReservationA deposit holds your unit; the developer hasn't named the amount yet.
Main paymentThe building already stands, so you pay under the contract against the handover.
HandoverYou get the keys and the document pack, SLF included.

No advances on a finished building. The main sum goes out against the handover certificate and documents.

Location

Location: Seminyak

Seminyak earns the island's highest nightly rate, about Rp 5.0 million, on top of its most mature infrastructure. New supply has nearly dried up, so buyers pick finished homes or small apartment projects tucked into the side lanes.

Gate 11: the building seen from the air — Seminyak · Badung · 12 min to the beach

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

Market occupancy in Seminyak sits near 39% on AirROI, and that average counts older villas too. A new building with a concierge and professional management competes in a different segment.

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

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

Nothing. You pay what the developer's price sheet says for any Gate 11 unit, and the developer, not you, settles our commission. The pre-deposit checks are ours to fund. At Gate 11 they cover the 19-year lease, a written answer on renewal, an RDTR zoning search, the PBG number, the SLF and the company behind the project.

Can I buy an apartment at Gate 11 without flying to Bali?

Yes. You tour the building with our broker on video, then sign remotely, with a Bali notary acting on the power of attorney you issue. The developer completed Gate 11 in 2025; its SLF copy is one item we're still chasing. We inspect your unit, the furniture and the appliances in person. Because the property is finished, you release the main sum only for the handover certificate and documents.

Where do the yield numbers come from?

Not from this page. Studios, mezzanines and commercial units carry different prices, so the studio gets its own model on its page. We start from AirROI's nightly rate in Seminyak, correct it for the unit type and set occupancy at levels a professional manager reaches. We knock 40% off revenue for the manager, tax and upkeep, so treat the figure as our forecast, never a promise.

Is a 19-year lease at Gate 11 too short?

It's the main question to ask about this price. The developer's materials don't describe an extension, so we get the landowner's renewal terms on paper before you commit. Our payback math stays within the 19 years and assumes the apartment's value won't rise. If the numbers hold on that basis, any renewal becomes extra.

Units in this project