SEMINYAK · ID RR-2281

Kerobokan Residence: boutique apartment building and pool villas in Kerobokan Kelod, Seminyak

Eco Invest Group is building 18 homes on the Kerobokan Kelod edge of Seminyak: 15 apartments in a five-story block and three villas with private pools. Prices start at Rp 1.33 bn for a 23 m² studio. You get a 25-year lease with a guaranteed 10-year extension, and the apartment block hands over in May 2028.

  • Leasehold 25 + 10 years
  • Rooftop pool
  • Developer-run rentals
  • 1–2bedrooms, plus studios
  • 23–136 m²unit sizes on the price sheet
  • 1–2bathrooms
  • Leasehold25 + 10 years
  • May 2028apartment block handover

Property

What you get

Kerobokan Residence goes up in Kerobokan Kelod, the residential strip between Seminyak and Canggu. On the map it's roughly 2 km to Petitenget Beach. Eco Invest Group's own estimate: five minutes to the ocean, ten to Canggu. The project has 18 units, 15 apartments in a five-story block plus three villas. Australian International School and dozens of cafés sit close by.

Apartments come as 23 m² studios and one-bedroom layouts of 30–33 m², each with a balcony and 2.6-meter ceilings. The villas measure 77 and 80 m² with one bedroom, and 136 m² (≈ 1,465 sq ft) with two, and every villa gets its own 4.5 × 2.4 m pool. The roof carries a shared overflow pool, a bar and a lounge. Everything comes furnished, and the developer's own management company runs the rentals.

Eco Invest Group lists the plot as Pink-K2 zoning. The lease runs 25 years, from December 20, 2025 to December 20, 2050, with a guaranteed 10-year extension on top. Studios start at Rp 1.33 bn and one-bedroom apartments cost Rp 1.50–1.69 bn. Villas range from Rp 2.83 bn to Rp 4.42 bn. These are installment prices; pay in full and the developer takes 3% off.

Developer price list

Kerobokan Residence: 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".

TypeSizeBedroomsPriceThe numbers
Studio23 m²studioRp 1.33–1.46 bnwith numbers →
1BR apartment30–33 m²1Rp 1.50–1.69 bnwith numbers →
1BR villa Zarya77 m²1Rp 2.83 bnwith numbers →
1BR villa Venera80 m²1Rp 2.92 bnon request
2BR villa Solis136 m²2Rp 4.42 bnon request

Prices and sizes come from the Eco Invest Group price sheet and show the installment price; full payment gets a 3% discount. Floor matters: a studio on the second or third floor costs Rp 1.33 bn, the same layout on the fourth Rp 1.46 bn. We confirm availability of the exact unit on the day you reserve.

Ownership

Ownership & what you actually get

The deal is a leasehold: 25 years running to December 2050, then a 10-year extension the developer guarantees in the contract. Step one is a reservation. Step two is the PPJB, the sale and purchase agreement, after which your lease goes on record with a notary. Eco Invest Group still owes us the building approval. Once the buildings stand finished, the regency can issue the SLF, and after it the rental license.

Ownership and permits: Kerobokan Residence
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 extensionWe count what remains of the lease from the handover date and write the extension into the contract.
ZoningPink-K2, per the developerAn RDTR zoning extract has to match this before any deposit goes out.
Building approval (PBG)Requested from the developerWe've asked Eco Invest Group for the PBG and a fresh construction report on Kerobokan Residence. No deposit until the approval is in hand.
DeveloperEco Invest GroupBefore the deposit we look at the selling company, its land lease agreement and the projects it has delivered.
Certificate of occupancy (SLF)After completion, apartments May 2028No SLF, no rental license. That's why the last payment waits for the full document pack.
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 developerThe list of furniture and appliances goes into an appendix 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
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Terms

Kerobokan Residence payment schedule

  1. ReservationThe unit goes on hold in your name; the developer hasn't fixed the deposit size.
  2. Down paymentAt least 30% of the price, per the developer's installment calculator.
  3. 0% installmentsEqual monthly payments on the balance, through December 2026 for villas and May 2028 for apartments.
  4. HandoverYou accept the finished unit against the document pack.

These terms come from the installment calculator in the Eco Invest Group price sheet, which also shows 3% off for full payment. Once our checks wrap up, the PPJB pins down each tranche date.

Location

Location: Kerobokan Kelod · Seminyak

Kerobokan Kelod is where people who work in Seminyak and Canggu actually live, with schools, shops and cafés on every block. Narrow streets clog up at rush hour.

Kerobokan Residence: aerial view over the Kerobokan rooftops toward the mountains, render
Seminyak · Badung · Kerobokan Kelod
  • Petitenget Beach≈ 1.9 km · 5 min, per developer
  • Corner shop≈ 40 m on foot
  • Australian International School≈ 440 m
  • Canggu≈ 10 min, per developer
  • Ngurah Rai Airport≈ 25 min, per developer

Buyers pick Kerobokan to live next to Seminyak without Seminyak's resort pricing at every café. The catch: the beach still means a scooter or a taxi.

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

What does Rise Real Bali charge when I buy at Kerobokan Residence?

Our fee costs you nothing: Eco Invest Group pays it, and you buy at the developer's list price. Before you commit a single rupiah, we go over the plot, the Pink-K2 zoning, the permits and the land lease, and we foot that bill. Each unresolved point goes into a written memo, and you reserve only after reading it.

Can I buy at Kerobokan Residence without flying to Bali?

Yes. On Zoom we show the plot, the construction progress and the floor plans, and we check the paperwork ourselves. A notary completes the signing under your power of attorney, so the flight is up to you. Our people watch the build on site and accept the unit for you. The price sheet and plans reach your WhatsApp before the call.

How much do apartments and villas cost at Kerobokan Residence?

The developer's sheet starts studios of 23 m² at Rp 1.33 bn and tops out one-bedroom apartments at Rp 1.69 bn. Villas run from Rp 2.83 bn to Rp 4.42 bn. You put down at least 30% and pay the rest in interest-free monthly installments. We confirm the price of your specific unit in writing.

What ownership do I get, and when is handover?

A 25-year lease ending in December 2050, plus a 10-year extension that the contract guarantees. The developer says the land sits in the Pink-K2 zone, and we pull our own RDTR extract to confirm it. The apartment block hands over in May 2028. For the three villas we're confirming the date against the latest construction report.

Where do the yield numbers come from?

The developer advertises 10% a year on apartments and 12–14% on villas. We show those figures separately and never feed them into our model. Our own model starts from the AirROI nightly rate for Seminyak, tuned to the unit type, then runs occupancy for a managed rental and deducts 40% of revenue in costs. The output is a Rise Real Bali estimate. No one can promise that income.

Units in this project

3 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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