Kerobokan Investment Property Listings – Prime OpportunitiesBalance of city life andbeach proximity

Real Estate Investment in Kerobokan, Bali

Why Kerobokan Offers Balance Between Living and Returns

Kerobokan is a residential and semi-commercial area located between the tourist zones of Seminyak and the increasingly trendy Canggu. Known for its villa compounds, wide roads, and less chaotic pace, Kerobokan attracts long-term expats, digital professionals, and families seeking both access and calm. For investors, it presents a compelling mix: strong rental demand, lower entry prices than Seminyak, and proximity to Bali’s busiest coastal areas without the saturation.

Property Types and Opportunities

The Kerobokan real estate market is highly versatile and supports a range of investment strategies:

• 2–4 bedroom private villas with pools in quiet side streets
• Modern villa complexes designed for long-stay rentals or co-living
• Commercial property along main roads for shops, cafés, and offices
• Land plots in residential or tourism zones for development
• Apartment buildings targeting expats and digital nomads

Notable sub-zones include Umalas, Banjar Semer, and the northern corridor bordering Canggu — all popular for families and renters looking for more space and peace than central Seminyak offers.

Legal Ownership Options for Foreign Buyers

Foreigners buying property in Kerobokan must comply with Indonesian legal structures:

• Leasehold agreements (25–30 years, often extendable)
• PMA ownership — foreign-owned companies can acquire land for business use
• Hak Pakai (Right to Use) — for those with valid long-term visas

Zoning regulations are crucial. Some plots in Kerobokan are designated as residential only (no short-term rental), while others allow tourism-based usage. Always verify before purchasing or building.

Prices and Rental Yield Expectations

Kerobokan offers competitive pricing compared to Seminyak or Canggu, while still capturing rental demand from both:

• 2-bedroom villa (25-year lease): $180,000–$250,000
• 3–4 bedroom modern villa: $280,000–$400,000
• Land plots (residential or commercial): $300–$700 per m²
• Commercial shop unit or café space: $100,000–$250,000 leasehold

Rental yields for long-stay properties can reach 6–8%, and up to 10% for short-term or co-living formats with good marketing. Monthly rents for villas range from $1,200 to $2,500 depending on size and location.

Residency Pathways via Property Ownership

Owning property in Kerobokan can support various Indonesian residency options for foreigners:

• Second Home Visa — for asset holders of 2 billion IDR+ ($130,000+)
• Investor KITAS — for those setting up a PMA to manage rentals or development
• Retirement Visa — for those 55+ using a leased property as residence

These visas provide long-stay rights, simplify utility management, and allow legal employment in property or hospitality business under PMA structures.

Sample Investment Scenarios

Scenario 1 – Long-Term Rental Villa: Lease a 3-bedroom pool villa in Umalas for $280,000 and rent it monthly at $1,800 to digital nomads or families.

Scenario 2 – Co-Living Compound: Build or acquire a 5-unit modern complex on a 900 m² plot for $650,000 total and operate under PMA license.

Scenario 3 – Commercial Shopfront: Lease a ground-floor unit on Jalan Raya Kerobokan for $120,000 and sublet to a retail operator or café.

Scenario 4 – Hybrid Use Property: Buy a 2-bedroom villa with attached studio, live in one and rent the other for $1,200/month.

Infrastructure, Lifestyle, and Community

Kerobokan offers excellent infrastructure for residents and operators alike. Access roads are wider than in Canggu, internet is fast, and amenities include gyms, international schools (like French School and Canggu Community School), supermarkets, clinics, and creative coworking hubs. The area has a strong family and expat community, along with convenient access to nightlife, beaches, and restaurants in neighboring districts.

Outlook and Growth Potential

Kerobokan continues to benefit from spillover demand as Canggu densifies and prices rise. The area is particularly suited for mid- to long-term rental formats, boutique commercial projects, and land banking for future development. Its balance between livability and return potential makes it ideal for investors seeking stability without compromising on access.

Conclusion: Who Should Invest in Kerobokan?

Kerobokan is ideal for investors targeting long-stay tenants, family-friendly housing, and mixed-use real estate. It doesn’t rely on fast tourist turnover, making it less volatile and more resilient. Whether you’re seeking a personal residence with income potential or a strategic compound in the heart of south Bali — Kerobokan offers lasting value and smart returns.