SEMINYAK · ID RR-5218

Kerobokan Residence: one-bedroom apartment, 30 m², Kerobokan Kelod, Seminyak

A door between bed and sofa is what separates this 30 m² one-bedroom from the studio, and couples staying a month or longer notice it. At Rp 1.50 bn on 0% installments, it's the lowest price in the 30–33 m² range. Furniture comes included, the lease runs 25 years plus 10 guaranteed, and handover is May 2028.

Unit in Kerobokan Residence · units listed: 3

  • Leasehold 25 + 10 years
  • Pool and bar on the roof
  • Managed by the developer
  • 1bedroom
  • 30 m²size on the price sheet
  • 1bathroom
  • 25 + 10years of leasehold
  • May 2028block handover

Property

What you get

This one-bedroom apartment of 30 m² (≈ 325 sq ft) belongs to Kerobokan Residence, which Eco Invest Group is building in Kerobokan Kelod between Seminyak and Canggu. On the map, Petitenget Beach is roughly 2 km away. The developer counts five minutes to the ocean.

A wall splits the bedroom from the living area, which matters when two people share the place for weeks. You also get a private balcony, your own bathroom and ceilings of 2.6 meters. The block has only 15 apartments on five levels. Upstairs there's a shared overflow pool, a pergola bar and a lounge. The price covers furniture, and the developer's management company takes care of renting it out.

The lease holds until December 20, 2050, and the contract adds 10 guaranteed years after that. The developer says the zoning is Pink-K2. We'll match that against an RDTR extract before you pay anything. One-bedroom apartments of 30–33 m² list between Rp 1.50 bn and Rp 1.69 bn on installments. This one sits at the bottom of that range, and full payment trims 3%.

Ownership

Ownership & what you actually get

What you buy is a lease to December 2050 with 10 more years guaranteed by contract. First comes a reservation, next the PPJB with Eco Invest Group, and a notary closes it with the lease deed. The developer hasn't sent the PBG to us yet. An SLF and the short-term rental license arrive after the block is finished in 2028.

Ownership and permits: Kerobokan Residence · 1BR apartment
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 term25 years (Dec 2025–Dec 2050) + 10-year extensionHandover in 2028 leaves about 22 base years to run, and the contract spells out the extension.
ZoningPink-K2, per the developerPink-K2 is the developer's word for now. The RDTR extract we order has the final say before any deposit.
Building approval (PBG)Requested from the developerWe're waiting on the approval and an up-to-date site report from Eco Invest Group. Without the PBG, you don't pay a deposit.
DeveloperEco Invest GroupWe verify the seller's company, read its land lease and look at buildings it has finished.
Certificate of occupancy (SLF)After completion, apartments May 2028A rental license needs the SLF first. Your last installment waits until the documents arrive.
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 handoverFurnished, per the developerEach piece of furniture and every appliance goes on a list that we attach 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
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Terms

Kerobokan Residence · 1BR apartment payment schedule

  1. ReservationA booking in your name holds the apartment while we agree the deposit figure.
  2. Down paymentNo less than 30% of the price, as the installment calculator sets out.
  3. 0% installmentsThe balance splits into equal monthly payments without interest up to May 2028.
  4. HandoverFinal acceptance of the finished apartment, with the document pack in your hands.

Terms follow the calculator in the developer's price sheet, which knocks 3% off for payment in full. Once due diligence is done, we lock the tranche dates into the PPJB.

Location

Location: Kerobokan Kelod · Seminyak

Kerobokan Kelod is a lived-in neighborhood: groceries, schools and coffee within a few blocks, Seminyak and Canggu on either side. Peak-hour traffic on the narrow roads is the downside.

Kerobokan Residence: rooftop overflow pool with the ocean on the horizon, render
Seminyak · Badung · Kerobokan Kelod
  • Petitenget Beach≈ 1.9 km · 5 min, developer's estimate
  • Local store≈ 40 m, on foot
  • Australian International School≈ 440 m
  • Canggu≈ 10 min, developer's estimate
  • Ngurah Rai Airport≈ 25 min, developer's estimate

Longer-stay guests like Kerobokan because daily life costs less than in Seminyak proper. For the beach, though, they'll need a bike or a cab.

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 apartment

What does Rise Real Bali charge when I buy a one-bedroom at Kerobokan Residence?

You pay us nothing. Eco Invest Group sells at its list price and pays our commission. Before the deposit we ask for the PBG, go through the land lease to 2050 and its extension terms, and confirm Pink-K2 with an RDTR extract. We cover that cost, and a written summary of open points comes to you.

Can I buy this apartment from overseas?

Yes, and you won't need a flight for the deal itself. We run the Zoom viewing, and a local notary completes the signing for you once you issue a power of attorney. At handover, our staff inspects and signs off the apartment. While the block goes up, you pay against stages we visit and photograph. Nothing moves before the documents check out, and the final payment is tied to the full pack.

How is the one-bedroom different from the studio?

Space and privacy. The studio has 23 m² for Rp 1.33 bn, and this apartment gives you 30 m² with a closed bedroom for Rp 1.50 bn. So Rp 177 million buys a separate room. That makes it easier to rent to couples and to guests booking a month or more, who don't want to sleep in the living room.

How do I pay for the apartment?

You reserve it in your name, then put down at least 30%. The rest goes out in equal monthly payments with no interest until May 2028, when the block hands over. If you'd rather pay the whole price at once, the developer discounts it by 3%. The contract ties every tranche to a finished building stage.

Where do the yield numbers come from?

We skip the brochure figures and build our own. The nightly rate is AirROI data for Seminyak, adjusted for a 30 m² one-bedroom. We test several occupancy levels for a managed apartment and subtract 40% of revenue for costs. You'll get the model on request. It's an estimate, not a promise of income.

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