SEMINYAK · ID RR-5225

Kerobokan Residence: Zarya one-bedroom villa with private pool, 77 m², Kerobokan Kelod, Seminyak

Zarya is the cheapest way into a villa at Kerobokan Residence: one bedroom, 77 m² and a private 4.5 × 2.4 m pool, all furnished. The developer asks Rp 2.83 bn on a 0% plan that ends in December 2026, and its team runs the rentals. Your lease lasts 25 years with a guaranteed 10-year extension.

Unit in Kerobokan Residence · units listed: 3

Leasehold 25 + 10 years
Private pool
Developer-run rental

1bedroom
77 m²villa size
1bathroom
4.5 × 2.4 mprivate pool
25 + 10years of leasehold

Property

What you get

Zarya is the entry-level villa at Kerobokan Residence: one bedroom across 77 m² (≈ 830 sq ft). The complex sits in Kerobokan Kelod on the border with Seminyak, near Australian International School. Petitenget Beach is about 2 km from the gate.

Your villa has its own 4.5 by 2.4 meter pool, so mornings don't depend on a shared deck. Next door stand Venera, 80 m² with one bedroom, and Solis, a two-bedroom of 136 m². The rest of the project is a 15-apartment block with a pool on its roof. Villas come furnished, and Eco Invest Group's management company handles bookings and guests.

The base term runs from December 20, 2025 to the same date in 2050, and we count what's left of it from handover. The contract then guarantees 10 more years. On installments Zarya costs Rp 2.83 bn, or 3% less if you pay upfront. Villa installments stop in December 2026, well before the apartments'. The developer's materials show no photos of finished villas yet, so the gallery holds renders of the main building.

Ownership

Ownership & what you actually get

Ownership comes through a lease that ends in December 2050, followed by a 10-year extension the developer guarantees. You book the villa, sign the PPJB and register the lease before a notary. We've asked for the PBG. We also want the villa handover date in writing, because the developer has only fixed May 2028 for the apartments. After completion the villa needs its SLF, and only then a rental license.

Ownership and permits: Kerobokan Residence · 1BR villa Zarya
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	25 years (Dec 2025–Dec 2050) + 10-year extensionWe measure the remaining lease from the villa's handover date, and the extension terms sit in the contract.
Zoning	Pink-K2, per the developerThe developer states Pink-K2. Our RDTR extract must agree before you commit money.
Building approval (PBG)	Requested from the developerThe PBG and a recent build report for the villas are on our request list. We hold your deposit back until the permit arrives.
Developer	Eco Invest GroupAhead of any deposit, we look into the selling entity, its land lease contract and its finished work.
Certificate of occupancy (SLF)	After completion, apartments May 2028The villa handover date is still with the developer. Without an SLF the villa can't get a rental license, so the last payment follows the papers.
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	Furnished, per the developerThe villa's furniture and equipment list goes into the 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

On WhatsApp

Hi, I'm Gusti. Want the full price list and payment plan for Kerobokan Residence · 1BR villa Zarya?

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

Terms

Kerobokan Residence · 1BR villa Zarya payment schedule

ReservationThe reservation takes Zarya off the market in your name; the developer will set the deposit amount.
Down paymentA minimum of 30% of the villa price, per the developer's calculator.
0% installmentsEqual interest-free monthly payments on the remainder, ending December 2026 for villas.
HandoverYou accept the finished villa once the document pack is complete.

The villa plan is shorter than the apartment one, so monthly amounts run higher. Paying everything at once saves 3%. The PPJB then locks the payment dates and a penalty if the villa runs late.

Location

Location: Kerobokan Kelod · Seminyak

Between Seminyak and Canggu, Kerobokan Kelod keeps a village feel with shops, schools and cafés close to home. Its narrow roads jam at peak hours.

Kerobokan Residence: the complex from above among Kerobokan houses, render — Seminyak · Badung · Kerobokan Kelod

Petitenget Beach≈ 1.9 km · 5 min, as the developer states
Neighborhood shop≈ 40 m, walking
Australian International School≈ 440 m
Canggu≈ 10 min, as the developer states
Ngurah Rai Airport≈ 25 min, as the developer states

A pool villa in Kerobokan puts Seminyak restaurants within reach, and you live on a quieter residential street. Getting to the sand still takes a scooter or a ride.

Kerobokan Kelod · Seminyak · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

235hotels
119restaurants
43cafés
35shops
25spas
7clinics
7sights

Closest places

Toserba Sinar Pusakashop · 37 m
Naughty Nuri's Warungrestaurant · 43 m
Latitude Cafecafé · 51 m
Milos Warung Souvlakirestaurant · 66 m
Litut + Porky Duckrestaurant · 75 m
Speedway Bar & Grillrestaurant · 82 m
Bali Pie Guys (Speedway)restaurant · 82 m
Signature Hotel Balihotel · 91 m

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

Straight answers

Questions about Kerobokan Residence · 1BR villa Zarya

What does Rise Real Bali charge when I buy the Zarya villa?

Not a rupiah. The developer's price list applies, and Eco Invest Group pays us. For Zarya we request the PBG and a villa handover date, review the land lease to 2050 together with its extension clause, and test the Pink-K2 zoning against RDTR. We cover these checks ourselves and give you a written report of loose ends.

Can I buy a villa at Kerobokan Residence without traveling?

You can. A broker tours you through the site on Zoom, and a notary executes the signing under your power of attorney. We handle the villa acceptance in person. Construction is ongoing, so every payment matches a stage our team checks and photographs. Money for the last stage goes out only when the paperwork is complete.

When do I pay for the Zarya villa?

After the reservation you pay at least 30%. The remainder goes in equal interest-free monthly payments that end in December 2026 for villas, a tighter window than the apartments get. Full payment upfront earns a 3% discount. We ask the developer for the villa handover date in writing and put it in the contract with a penalty.

How does Zarya compare with the Venera and Solis villas?

Zarya gives you 77 m² for Rp 2.83 bn. Venera adds 3 m² for Rp 2.92 bn, also with one bedroom. Solis is the two-bedroom at 136 m² and Rp 4.42 bn. Each of the three has its own 4.5 by 2.4 meter pool and comes furnished, so the choice comes down to size and budget.

Where do the yield numbers come from?

The developer quotes 12–14% a year on its villas. We set that aside and model the numbers ourselves: an AirROI nightly rate for Seminyak adjusted for a one-bedroom pool villa, occupancy cases for professional management, and 40% of revenue in costs. We share the model on request. It's a forecast, and nobody can guarantee that income.

Properties