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Gate 11 Apartments in Kerobokan — 53 m², 1-Bedroom Property for Sale in Bali

Name: Gate 11 Apartments in Kerobokan — 53 m², 1-Bedroom Property for Sale in Bali
Brand: Bali Baza
Price: 99000 USD

1 BR53 m²Floor: 3Kerobokan, North Kuta, Badung Regency, Bali

Rp 1.77 B

Rp 33.4 M / m²

Price updated 24 October 2026

Developer contacts

Specs

Bedrooms

1 BR

Area

53 m²

Floor

Permits

SLF applied for

Leasehold

19 years

District

Kerobokan

To airport

8.8 km

Description

Gate 11 Apartments are located in the Kerobokan area of Bali and offer a modern 53 sqm space with one bedroom. The complex features thoughtful architecture and a high level of privacy, which is highly valued by both tenants and owners in this sought-after neighborhood. Gate 11 is situated in an area with well-developed infrastructure, ensuring stable rental demand and making it attractive for long-term living. The price of the apartment is $99,000 with a 19-year leasehold. This ownership format allows for efficient use of the property for both personal residence and investment purposes. Kerobokan is known for its convenient location: proximity to major transport routes, restaurants, and beaches makes it appealing to both renters and property owners. Gate 11 is the choice for those who value a combination of privacy, modern design, and a prime location in Bali. The apartments are ideal for rental, generating stable income, or comfortable living in one of the island’s most promising areas.

Pro access is under review

We will open yields and demand as soon as we check. Usually within a day. You will get a message in Telegram or by email.

For rental income - a weak option. Check the documents first.

SafetyOpen questions
ComfortConvenient
DemandIn demand
IncomeLow

What is good about it

Flat plot with road access
Close to the airport

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it safe?

The building is not certified for use yet - only an SLF application.

Occupancy certificate (SLF): application onlyWithout an SLF the building cannot be legally rented out. Ask when it will be issued and request a copy.
Construction: house ready
Land lease: 19 years
Developer Bali Baza: 4 of 6 projects completed
Elevation: Plot 24 m above sea level
Nature: earthquakes - medium risk; no risk: floods, landslides, tsunami, volcano
Access: road 10 m, width 1.5 mNarrow road: trucks and guests’ cars may not get through.
Slope: flat, 3%

Hazards - InaRISK, roads - OpenStreetMap, slope and sea level - Copernicus

What to check before the first payment

Building permit (PBG) - ask for a copy
Land lease and extension terms - with a notary

Is it a good place to live?

Comfortable to live in, but beach is far, can be noisy

About the district · Kerobokan

A city-style district in north Seminyak: restaurants, business, expat audience.

Kerobokan is a less touristy district between Seminyak and Canggu, oriented toward the resident market: long-term rentals, expat families, mid-level professionals. No beachfront, but a dense network of cafés, restaurants, schools and gyms drives steady demand for 1-12 month stays.

Long-term rentalExpat familiesStable cash flowResident market

All apartments in Kerobokan

Esri, Maxar satellite · angled view

Sun and weather

244bright sunny days a year (365)

Jan928°22

Feb828°20

Mar1628°15

Apr2128°9

May2728°4

Jun2528°5

Jul2827°3

Aug3027°1

Sep2728°3

Oct2330°8

Nov1629°14

Dec1429°17

sunny daysrainy days° - daytime temperature

Air:good

Wind at the house

PropertyEsri, Maxar

April — October: the wind mostly blows from the east and south-east

85% of the time · average 4 m/s, light breeze

What it means: windows and terraces facing south-east get the breeze; the opposite side of the house is sheltered. The wind is light: you will still need air conditioning.

Copernicus ERA5-Land hourly data, 7 years. Imagery Esri.

Getting there

Airport: 27–31 min
Canggu: 23 min
Ubud: 65–73 min
Uluwatu: 63–77 min
Sanur: 35–39 min

Essentials nearby - straight-line, from Google Maps and OpenStreetMap

SchoolsClinics and pharmaciesShopsCafés and restaurants

International school: 250 m · ORIANNA INTERNATIONAL
Beach: 3.3 km · Сонер Бич
Clinic: 200 m · The Gate Sport Physio · pharmacy 450 m
Grocery store: 600 m · Chi-Cha Mart
Cafés: 19 within 500 m
Quiet: school 10 m away

Where foreign tourists go

Will there be demand?

Similar places nearby rent well

Similar places within 2 km: typically Rp 1.1 M per night, usually from Rp 662,000 to Rp 1.3 M.

On Airbnb nearby: 12 similar places: typically Rp 1.7 M per night.

From one booked nightRp 233,000does not pay back the investment within the leasehold

In hand per monthRp 5.3 Mat 75% occupancy

At a loss belowRp 1.3 M a nightabove what rentals nearby charge now

How it is calculated: one night

One booked night

Guest paysAverage rate of similar listings nearbyRp 931,000

Discounts and promosOn average guests pay 10% below the listed rate−Rp 89,500

Booking / Airbnb commission16%−Rp 125,000

Management company17%−Rp 143,000

Rental taxesHotel tax and income tax−Rp 107,000

Utilities, cleaning, repairs−Rp 233,000

You keepRp 233,000

Approximate, at 75% occupancy. The investment of Rp 1.94 B (price, closing costs and furniture) is spread over 19 yrs of leasehold, after which the property returns to the landowner. Costs follow our model, see the calculator below.