Kerobokan · Bali
Villas for sale in Kerobokan
Kelurahan Kerobokan Kelod, Kerobokan and Kerobokan Kaja, Kecamatan Kuta Utara, Kabupaten Badung
Kerobokan is really three places. Kuta Utara district has three kelurahan (urban villages) with the name: Kerobokan Kelod on the coast, which takes in Umalas, Petitenget and Batu Belig, and Kerobokan and Kerobokan Kaja inland. In Balinese, kelod means seaward and kaja toward the mountains. This page covers Kerobokan away from Umalas and the beach: the lanes around Jalan Raya Kerobokan and the two inland kelurahan. Kerobokan Kaja is the northern one.
Jalan Raya Kerobokan is the main road, and its junctions are often congested. Away from it, the side lanes are mostly homes and villas. Pura Petitenget, the temple on the coast, is cared for by the customary village (desa adat) of Kerobokan. Denpasar is closer than from Canggu, and the Lycée Français and Sunrise School are nearby. Kerobokan suits people who work in Denpasar, have children at those schools, or simply want an everyday local base.
For foreigners, a leasehold (a long-term lease) is the usual route, since freehold (Hak Milik) is for Indonesians only. Check the zone in the plan covering the plot and ask for the PBG (building approval) and SLF; if you plan to rent the villa to holiday guests, that is a licensed business with its own rules.
Nothing available in Kerobokan right now
New properties come in regularly. Tell us what you’re looking for and we’ll get in touch when something suitable comes up.
Questions about Kerobokan
- Can a foreigner buy a villa in Kerobokan?
- Not freehold in their own name. Foreigners buy leasehold (typically 25–35 years with an option to extend) or hold freehold through a PT PMA company; nominee arrangements are illegal and unenforceable. Our buying guides explain the options.
- What do villas in Kerobokan sell for?
- Tell us what you are looking for and we will send what fits, including villas that never reach the website.
- What are the buying costs?
- On a freehold purchase the buyer pays BPHTB of 5% on the value above the local allowance, the seller 2.5% final income tax, and notary and registration fees of roughly 1%. Leasehold transfers are taxed at 10% on the lease price, usually paid by the lessor. Every listing shows an estimate.
- Who do I talk to about Kerobokan?
- Richter – Real Estate Bali covers Kerobokan. Message on WhatsApp and you get a reply within our office hours, usually within the hour.
Helpful guides
Nearby: Petitenget / Batu Belig · Umalas · Seminyak · Berawa · All areas