Kerobokan Bali property investment — 2026 guide
A city-style district in north Seminyak: restaurants, business, expat audience.
Updated: May 15, 2026
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.
Yield is 7-10% net annual with stable 75-90% occupancy — close to the long-term rental economics of Canberra or Bangkok. 2BR ADR is $80-130, average stay 30-90 days. Entry price starts at $170K for a 2BR villa, $300-450K for a good 3-4BR family home.
Strength — income stability, minimal seasonality, easy management (longer stays = less turnover). Weakness — low price appreciation upside (4-6% per year vs 10-15% in Canggu). Fits investors who want to minimise operational headache.
Legally Kerobokan is mostly 25-50 year leasehold. Freehold via PT PMA appears in tourism-project developers on the Seminyak border.
- Entry price: from $170K
- Managed occupancy: 75-90%
- Net yield: 7-10% annual
- Leasehold 25-50 years from private owners; freehold via PT PMA from larger developers
- Payback: 7-12 years depending on price segment and yield
Per-property ROI math runs on every villa/apartment page in this district with real neighbour data from estatemarket.io.
Key district-specific risks
- Leasehold under 30 years remaining — won't recoup + resell at profit. Insist on 35+ years.
- Property without SLF — legal rental impossible, ROI model doesn't work.
- RDTR zoning — some plots under review. Verify status before transacting.
- «Developer-guaranteed yield» is typically inflated by 30-50% — cross-check with Booking neighbour data.