Villa for Sale in Kerobokan - Bali

Eksplore 78+ Villas & Homes for Sale in Kerobokan: Top Kerobokan Properties

Kerobokan is one of South Bali’s most underrated gems—offering central access, a peaceful lifestyle, and excellent investment potential. Tucked between Seminyak, Umalas, and Canggu, it combines convenience with affordability. Whether you’re seeking Kerobokan homes for sale or a solid villa buy Kerobokan opportunity, this zone delivers value and long-term growth.

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Living in Kerobokan – The Perfect Blend of Peace & Convenience

Living in Bali October 08, 2025 5 Min Read

Kerobokan is one of South Bali’s most versatile places to live. Located between Seminyak, Umalas, and Canggu, it offers a unique mix of peaceful residential areas, local Balinese culture, and modern c...

Top Reasons to Buy Property in Kerobokan – Location, Lifestyle & Growth

Bali Property Advice September 30, 2025 5 Min Read

Kerobokan real estate for sale is becoming one of the most attractive opportunities in Bali. Tucked between Seminyak, Umalas, and Canggu, Kerobokan offers buyers the perfect mix of peaceful living, mo...

Kerobokan Villas for Sale – Where Affordability Meets Comfort in Bali

Bali Villa September 25, 2025 5 Min Read

Featured Villa: 3 Bedroom Villa for Sale in Kerobokan (see Listing #2 below) Kerobokan is one of South Bali’s most exciting areas for property buyers. Located between Seminyak, Umalas, and Canggu, it...

Frequently Asked Questions (FAQ)

Where is Kerobokan located?

Kerobokan is located in South Bali, right between Seminyak, Canggu, and Umalas. It is becoming increasingly trendy, especially among expats, because prices are lower than in Seminyak or Canggu while still being very central. The area is well-connected—close to cafés, gyms, beaches, and several international schools. It blends local Balinese neighborhoods with a growing expat community and modern villas.

Is Kerobokan a good area for property investment?

Kerobokan offers a strong entry-level investment point. Property prices are generally lower than in Seminyak and Canggu, yet the location remains highly strategic and well-connected. The area attracts long-term and monthly rentals more than short-term tourism stays, which means more stable occupancy and predictable cashflow. Thanks to lower acquisition costs and solid demand from expats and families, yields can be as high as in Seminyak or Canggu for certain types of villas.

What is Kerobokan known for?

Kerobokan is known as a calm and residential neighborhood surrounded by trendy lifestyle zones like Seminyak, Batu Belig, and Canggu. It attracts expat families thanks to its proximity to international schools, many gyms, padel courts, and sports facilities. The area blends modern villas with rice-field pockets, local warungs, cafés, and artisan boutiques. It offers great convenience and connectivity while remaining quieter and more affordable than nearby tourist hotspots.

What are the main attractions or things to do in Kerobokan?

Nearby Petitenget Beach and Batu Belig Beach offer beach access within 10–15 minutes drive. Local dining at Lio Square night market showcases Balinese street food, crafts, and community atmosphere.

What healthcare facilities are available near Kerobokan?

Kerobokan lies within 5–10 minutes drive of Denpasar's private hospitals including BIMC and Siloam Hospitals in Seminyak/Legian areas (2–3 km south) per expat reports. Several boutique clinics and dental practices are located along the main Jalan Umalas‑Seminyak corridor within Kerobokan.

How far is Kerobokan from Bali Airport?

The area connects easily via the Sunset Road artery, making it straightforward to reach the airport without passing through crowded beach roads. During peak hours (sunset or weekend traffic), travel time may extend to 45 minutes. Outside rush hour, the drive is generally smooth and quick.

What is the average price for a villa in Kerobokan?

Smaller 1–2 bedroom villas in Kerobokan generally start around IDR 1.6 – 3.2 billion (≈ USD 100k–200k). Entry-level 2–3 bedroom villas are usually priced from IDR 3.2 – 6.4 billion (≈ USD 200k–400k) on leasehold or long-lease terms. Larger 3–4 bedroom villas, particularly in sought-after pockets like Kerobokan Kelod or toward Umalas, typically range from IDR 6.4 – 11.2 billion (≈ USD 400k–700k).

Are there international schools near Kerobokan?

Yes – Lycée Français de Bali, a French international school (pre‑school through high school) is located in Kerobokan Kelod, serving ~350 students. Previously the AIS Bali campus was in Kerobokan (moved 2018), and the new Bali campus remains within a 10–15 min drive.

What types of properties are available in Kerobokan?

Kerobokan offers a wide variety of properties: small entry-level villas, larger family villas with pools, and boutique off-plan developments. You'll also find residential houses and townhouses in quieter pockets, plus land plots for investors wanting to build. Along main roads, commercial or mixed-use spaces are available for cafés, showrooms, or offices. Most options come in leasehold or long-lease terms, making the area attractive for both lifestyle buyers and investors.

Is there a strong expat or digital nomad community in Kerobokan?

Yes: Kerobokan is home to many long‑stay expat families and digital nomads thanks to its quieter residential vibe, local cafés, wellness studios, and coworking spaces in nearby Seminyak/Canggu.

Are there any zoning or development restrictions in Kerobokan?

Kerobokan is regulated by zoning rules that determine what can be built on each plot. Some areas are residential (yellow zone), allowing private villas and long-term rentals, while tourism zones (pink) allow short-term rentals and commercial villa licenses. On the main roads, commercial zones (red) permit cafés, gyms, and offices, and green zones prohibit construction entirely. Because zoning can change from one street to another, buyers should always verify the zoning before purchasing.

How does Kerobokan compare to nearby areas like Seminyak and Umalas for property buyers?

Kerobokan offers lower entry prices — roughly IDR 3.2–6.4 billion (≈ USD 200k–400k) — compared to Seminyak, where beachfront and lifestyle proximity push prices to around IDR 4.8–16 billion+ (≈ USD 300k–1M+). It also provides quieter living and rice-field ambience while remaining central. Umalas and Kerobokan Kelod offer similarly tranquil surroundings but prices often start around IDR 6.4–11.2 billion (≈ USD 400k–700k), sometimes with better views. This makes central Kerobokan a strong choice for entry-level investors seeking value and location.

What rental yields can I expect from a property in Kerobokan?

Gross rental yields of 7–15% are typical, rising near ~15% for short‑stay villas; net yields after expenses average 11–12%. Annual property appreciation is around 7%, adding capital gains to income returns.

Is Kerobokan a good area for families and long‑term living?

Definitely—a residential village offering spacious villas, schools like Lycée Français, and low‑traffic streets gives it a settled, family‑friendly character. Well‑connected to healthcare, recreation, co‑working and fitness locations in nearby Seminyak/Canggu within minutes, it's ideal for long‑term living.

Are there gyms, co‑working spaces, or wellness centres available in Kerobokan?

Kerobokan provides local wellness studios and small gyms, but the more extensive co‑working hubs, fitness chains and wellness centres lie nearby in Seminyak and Canggu within a short drive (5–10 min). Residents enjoy easy access to yoga, Pilates, spa, padel courts and coworking facilities in the wider North Kuta region.

Established in 2009, Bali Home Immo is the first real estate agency in Canggu with more than 7000 Bali properties listed in its database. Bali Home Immo (PT. Bali Properti Kontruksi) is a licensed property agency (SIUP-P4 certified) located in Bali, Indonesia and have been successfully operating as a trustworthy and reputable real estate agency with more than 13 years of experience. Long-standing partnerships and a committed, dedicated team are the driving force behind the work that takes place every day at Bali Home Immo.

As a member of the Real Estate Broker Association of Indonesia (AREBI), Bali Home Immo Property offers luxury real estate across the region to a local and international client base. Catering to a wide range of property requests, the team will ensure they can find a property, land or residential listing, to match each client’s personal requirements.

We have curated a wide selection of properties ranging from the land for sale, villas for sale and rent, as well as commercial space rental in Bali's most in-demand areas including Canggu, Seminyak, Pererenan, Umalas, and Uluwatu. Not only Bali, but our connection also reaches other popular destinations in Indonesia including Gili Islands, Lombok, Labuan Bajo, and more.

We also provide professional marketing services that will showcase the best of your Bali properties to more than +160k social media followers and maximise the potential to find buyers looking at villas for sale in Bali. With a thorough knowledge of the Bali property market inside-out, we deliver the most professional and data-driven valuation of your property at the most competitive price for your Bali properties.

Our expertise in the local market and extensive network affiliated with 93 local and international partners including Goplaceit.com, Rumah123, Kangaloo, Luxury Estate, and many more will also help you bring global exposure to your real estate investment and find your dream Bali property. Looking to buy villas for sale in Bali? Check out our online catalogue of Bali real estate and follow us on social media for updates.