3 photos

Gate 11

Apartments, Commercial · Kerobokan, Bali · completion 2025 · 12 units
100%
Completed · estimated ~100%
Units from $99,000

Key facts

Unit type
Apartments, Commercial
Completion
2025
Permits
Applied SLF
Leasehold
19 years
Units
12
District
Kerobokan
To airport
8.8 km

About Gate 11

Gate 11 is a modern residential complex in Bali, located in the sought-after Kerobokan area, right at the border with popular Canggu. The project is developed by the reliable Bali Baza developer, known for its high-quality construction and attention to detail. Gate 11 stands out thanks to its well-developed infrastructure: nearby you’ll find beaches, supermarkets, schools, parks, and cafes, making this area attractive for both permanent living and holidays. Kerobokan is a rapidly developing part of the island, combining tranquility with proximity to Bali’s main attractions. Gate 11 offers both apartments and commercial spaces, allowing you to choose the optimal property format for different needs. The complex consists of only 12 units, ensuring privacy and comfort for future owners. Ownership is leasehold, which is standard for new developments in Bali and allows for profitable real estate investment. Gate 11 is scheduled for completion in 2025, giving buyers the opportunity to purchase at an early stage with attractive prices and flexible payment terms. Gate 11 is not just a residential complex in Bali, but an investment-attractive project. The Kerobokan area is consistently in demand among tenants and buyers due to its location between the island’s center and the beaches. Infrastructure is actively developing here, with new restaurants, fitness clubs, and educational institutions opening regularly. Villas and apartments in Gate 11 are suitable for both personal living and rental: high tourist flow and growing interest in long-term stays in Bali ensure stable income for investors. Picturesque views, modern layouts, and high-quality finishes make the complex appealing to a wide range of buyers. You can explore all the advantages of Gate 11 conveniently at Balinsky.info. The website features up-to-date photos of the complex, detailed floor plans, information about prices, and purchase conditions. You can learn about completion dates, get professional investment advice, and choose the best real estate option in Bali. Gate 11 is your opportunity to own modern property in one of the island’s most promising areas, with the support of Balinsky’s experts.

Interactive plan

Tap a highlighted area to drill in or open the unit's page.
Общий план
Общий план

Available units

2 published apartments in Gate 11

How to read the data on this property

We collect this data ourselves — from Google Maps, Booking and Bali’s official zoning maps — and refresh it daily. Go in order: each section builds on the previous one.

  1. 1Location31 min to the airportSurroundings, travel times, weather
  2. 2Rentals nearby$126 per night at neighboursWhat neighbours charge and demand
  3. 3LandShort-term rental unclearWhat the zoning allows
1Location

What is around, how far the airport and beaches are, what the weather is like. It shows whether guests will want to come.

Location

Kerobokan, North Kuta, Badung Regency, Bali

Getting there

Airport27–31 min
Canggu23 min
Ubud65–73 min
Uluwatu63–77 min
Sanur35–39 min
Elevation24 m
Nearest beach:Soner Beach· 3.26 km

Area and coast

How the area has been built up

15,853 buildings within 1 km · +33% since 2016

38.4% of land under roofs

In 2016–2023 built up slower than around 80% of listings on Bali

Google Open Buildings from Sentinel‑2 imagery (Copernicus), every building to about 4 m. Latest data is for 2023.

Sun and weather

244bright sunny days a year (365)
Best months:July — September · 28 sunny days a month
Rainy season:November — March
Air:good

Wind rose

Esri, Maxar

Mostly blows from the south-east — 32% of the time

Average wind: 3.5 m/s · gentle breeze

Copernicus ERA5-Land hourly data, 7 years. Shows where the wind comes from.

Bali by 2050

+1…1.4 °C warmer on average

+18…24% more work for air conditioning

Rain: models disagree, no clear change

Outlook from 27 CMIP6 climate models (Copernicus), middle and high emissions scenarios. One estimate for the whole island.

Open in Google Maps

The area around

Within 3 km: 109 restaurants · 94 bars · 83 cafés · 68 hotels · 66 spas and yoga studios · 28 gyms · 32% of nearby venues serve foreigners

Kubu Manggala Villas Seminyak, Seminyak
Kubu Manggala Villas Seminyak, Seminyak
4.5430 m
hotels
mukilend park bali
mukilend park bali
4.9620 m
kids_fun
yaponskiy restoran okamura bali
yaponskiy restoran okamura bali
4.7870 m
restaurants
Unagi Handicraft
Unagi Handicraft
4.5910 m
shopping
Cyrus Villa Seminyak by iNi Vie Hospitality
Cyrus Villa Seminyak by iNi Vie Hospitality
4.91.0 km
hotels
Ely's Kitchen
Ely's Kitchen
4.91.0 km
bars
Bali Turtle Jewelry Workshop
Bali Turtle Jewelry Workshop
51.1 km
shopping
South+East Brewing Co.
South+East Brewing Co.
4.81.1 km
bars
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 complexes in Kerobokan
2Rentals nearby

What similar places next door charge and how this one compares. This is the basis for the income estimate.

Investment signals

To the beach
Inland
Soner Beach
Completion
Ready — income now
What neighbours charge
From estatemarket.io — every Booking listing within 1 km · 89 listings within 1 km
Villas51 on Booking
Average price per night
$126
Scenario: gross a year at 65%
$29,900
at 55–75%: $25,300–$34,500
Apartments6 on Booking
Average price per night
$279
Scenario: gross a year at 65%
$66,300
at 55–75%: $56,100–$76,500
3Land

What may be built on this land and whether short-term rental is legal — per the official zoning map.

Developer

Bali Baza
Built by
Bali Baza
Completed projects: 4 · under construction: 2
Developer

Developer contacts

Leave your contact and the developer’s manager will message you. Balinsky takes no part in the talks or the transaction.

Valerie
Valerie
Bali Baza manager
5.0
Bali working hours, UTC+8

Other projects in Kerobokan

Related

Frequently asked questions

Where is Gate 11 located?+

Gate 11 residential complex is in Kerobokan, Bali, Indonesia.

What is the leasehold term at Gate 11?+

The base leasehold is 19 years. Check with the developer about extension terms.

Can a foreigner buy a unit at Gate 11?+

Yes. The deal is closed via the leasehold scheme (long-term land lease) at a PPAT notary. Foreigners buy on the same terms as locals.

What documents should the complex have?+

The main ones are PBG (construction permit) and SLF (suitability certificate). Without SLF a unit cannot be legally rented out. Permits are listed above in the "Key facts" block.