Building a villa in Kerobokan.
Central to everything, which is the entire reason people choose it.
Kerobokan builds like the rest of the southern group. Ordinary ground, suppliers close, banjars long familiar with construction, and no logistical premium on materials. It is standard work for our team.
Leasehold land runs at roughly 16 to 25 million rupiah per are per year. What Kerobokan sells is position: the golf club, Sanur, and the restaurants of both Seminyak and Canggu are all reachable without committing to any one of them.
What the build is actually like
Nothing about the ground or the logistics is unusual. Materials arrive quickly, the trades are local, and there is no travel cost built into the programme.
Kerobokan is more densely built than the coastal areas, so neighbours are closer and the setback position matters more. Getting the zoning and setback right at the survey stage is what stops a design being redrawn later.
Access is generally good, which is unsurprising in an area that people choose specifically because it is easy to get in and out of.
- Ground conditions
- Ordinary
- Suppliers
- Close. No transport premium
- Density
- Higher. Setbacks matter more
- Fidé projects here
- Villa Rice
What land costs in Kerobokan
About 16 to 25 million per are
Leasehold, quoted per are per year, which is how land is priced in Bali. Treat it as a starting point and nothing more. Kerobokan is not a beachfront area, so here the number moves on proximity to Seminyak and Canggu rather than the coast.
Who buys in Kerobokan, and why
Access, almost entirely. From Kerobokan you can reach the golf club, get to Sanur for a swim on a calm beach, and eat in either Seminyak or Canggu without living in either. For people who are not committed to the surf, that combination is hard to beat.
It also suits people who have been in Bali a while and have worked out that being in the middle of the busiest street is less appealing than being five minutes from it.
What has changed recently
Kerobokan has expanded because Seminyak has effectively run out of land.
People who used to live in Seminyak have moved to the outer parts of Kerobokan, close enough to be five minutes from the same restaurants without being in the middle of a nightclub street.
Who Kerobokan is not for
Where Kerobokan is not the answer.
- If you want rice field or ocean views from the villa, this is the wrong area. It is a built-up part of the island.
- If surfing is the reason you are coming, you are further from the good beaches here than you would be in Canggu or Uluwatu.
- If you want a large plot, density works against you. The coastal areas will give you more ground for the same money.
Questions we get asked about Kerobokan
- Why would I build in Kerobokan rather than Seminyak?
- Mostly because you can. There is very little land left in Seminyak, and what there is costs a great deal. Outer Kerobokan puts you about five minutes from the same restaurants at a land price that still makes sense.
- How much is land in Kerobokan?
- Roughly 16 to 25 million rupiah per are per year on leasehold, depending on where in the area you are. It has moved upward over the last couple of years as the area has expanded.
- What has Fidé built in Kerobokan?
- Villa Rice. Photographs are on the projects page.
What we do here