Beachfront land for sale
Neala
7,000 m² of beachfront land on Rote Island
Sedeoen · Rote Ndao · East Nusa Tenggara · Indonesia
7,000m²
Beachfront land
45m
Sea frontage
IDR12.2bn
Asking price · ≈ USD 690,000
HGB
Registered right-to-build title
Ready to build · fully permitted · walled, powered and connected
Overview
Executive summary
Neala is a 7,000 m² beachfront plot on the west coast of Rote Island, in the established Sedeoen / Nemberala area, Rote's most sought-after stretch for surf, sunsets and boutique tourism. West-facing, with direct beach frontage, a gentle ocean-facing slope, mature trees and fertile coastal soil.
What sets it apart is its readiness. The title is registered and the transfer complete, development zoning (PKKPR) is approved, and the groundwork is done: a reinforced stone perimeter wall, connected grid power, a working water system and high-speed Starlink internet. Rather than raw land needing years of permitting, it is a serviced, zoned parcel that can be built on.
≈8.6m
Elevation at rear (sea-view rise)
2.2km
To Nemberala core (~8 min)
80yr
HGB cycle · 30 + 20 + 30 years
At a glance
- Location: Sedeoen, Rote Barat, Rote Ndao, NTT
- Area: 7,000 m² (certificate) · 45 m sea frontage
- Title: registered HGB (Right to Build), transfer completed
- Zoning: PKKPR approved for real estate (KBLI 68111)
- Orientation: West / sunset-facing
Already in place
- 300 + 45 m reinforced natural-stone perimeter wall
- PLN grid electricity (7,700 VA), connected
- Water well + 4,800 L storage + pump
- Starlink (Gen 3) + WiFi distribution
- Public road access via beach road, or along the full south boundary (not yet paved)
Where it is
Location & setting
Rote Island lies at the southern tip of the Indonesian archipelago, just south of Timor. The plot sits on the island's west coast in Sedeoen village, within the Nemberala tourism area, known for long left-hand reef waves, calm sandy beaches and a refined, low-density tourism scene.
West coast of Rote, schematic, north to the left
Oelolot
N
Neala
Sedeoen
Nemberala
core
Boa
SE
Indian Ocean
A river limits development to the north; surf weakens and the road deteriorates south of Boa. Exact parcel coordinates and boundaries are provided with the document set.
An established, proven neighbourhood
2.2 km (~8 min) from the Nemberala core, on a road already lined with operating places:
- Rote Island Villas · Mulia Bungalows
- Rote Beach Bungalows (Kampung Kakak)
- Villa Sedeoen · 81 Palms
- A neighbourhood of foreign-owned villas (AU, FR, IT)
Proven demand, private setting
The surroundings show the area is active and appreciating, while Neala itself is set back far enough from the main road to stay quiet, private and spacious, with open space and uninterrupted sunsets. The validation of an established area, without the crowding.
The asset
The land
A beachfront rectangle of 7,000 m² (certificate area; the Oct 2024 topographic survey measured 6,999.866 m²), with ~45 m of sea frontage, defined by thirteen registered survey pillars and fully walled.
7,000m²
Certificate area
45m
Beach frontage
345m
Perimeter stone wall
Already built on the land
- Perimeter wall: 300 m natural stone, 175 cm high, reinforced-concrete core
- Lower front wall across the full 45 m frontage to keep the view
- Water well at the south-east corner
- Power: PLN single-phase 7,700 VA connected (upgradeable to 3-phase)
- Water: 2,500 + 2,200 L tanks, HDPE pipework, pressure pump
- Internet: Starlink Gen 3 on a 6 m pole + TP-Link EAP650 WiFi
- Public road access along the full southern boundary
- A public beach track runs along the frontage, as it does the length of this coast: unpaved, sandy and lightly used
Topographic survey & site plan by an independent licensed surveyor, Oct 2024. The measured AutoCAD DWG comes with the document set. Legend covers lontar palms, kesambi, banyan, contours, the well and the existing bungalows.
Lie of the land
Topography & natural advantages
The land rises gently and evenly from the shoreline to the rear, from roughly sea level at the beach to about 8.6 m at the back, over some 160 m. An ideal tiered-view gradient (~5% slope, ~3°): set-back structures look over those in front; the rear enjoys elevated ocean views and sea breezes. No cliffs; smooth throughout.
Sunset / seaSea
8.6 m rise · about 3°
0 m (beach)
~4 m (mid)
~8.6 m (rear)
Cross-section from the beach (W) to the rear boundary (E): a 160 m run and an 8.6 m rise, a 5.4% grade of about 3°. Drawn to true scale with no vertical exaggeration, from the surveyor's Section 01.
Vegetation & soil
- Mature, characterful trees (~20–45 years old)
- Iconic lontar palms along the front (some cleared for view)
- Beautiful scenery across several parts of the plot
- Fertile coastal soil, unusual for beachfront
Climate & siting advantages
- West / sunset orientation across the sea
- Elevated rear for panoramic views & sea breezes
- Natural drainage down the slope
- West coast captures the high season (easterly winds)
On water & flood risk
Stated plainly, so it is on the record: a small ~20 m² north-west corner takes around 15 cm of water in extreme rain or tide and drains to lower neighbouring land, outside any build area. High tides above 2.85 m with a west wind can reach the front wall in the rainy season, within the foreshore. As on any Indonesian coastal parcel, the statutory coastal border zone (sempadan pantai) restricts building near the shoreline and should be verified for your intended design as part of your own due diligence.
Beach & ocean
Beach, reef & surf access
The beach in front is sandy, fronted by a reef. The reef is a genuine advantage: it keeps the frontage clear of seaweed farming, adds marine life and snorkelling, and opens the way to the surf.
Surf and snorkelling on the doorstep
Beyond the reef, boats reach the Sakunamo and Bersialu surf spots easily; on a high tide boats can depart directly from the front. This places Neala squarely in Rote's world-class surf positioning, near the legendary waves the area is famous for.
A beautiful spearfishing and snorkelling spot sits just in front of Rote Island Villas, around 1 km offshore, close to Neala.
Honest notes on the water
- Swimming is best at mid-to-high tide; comparable to Bingin in terms of reef
- No seaweed farming in the frontage (the reef discourages it), so the view stays clean and open
- Sandy beach with reef, typical of the area's prime beachfront
Do'o & Oli
Islands directly in front of the plot
6+
Surf spots by boat (Sakunamo, Bersialu, Squealers, 1 Palm, Bombie, Dickson's Right)
West
Sunset-facing frontage
The wider Nemberala area is recognised for deserted white-sand beaches, intact reefs, diverse marine life and a cluster of surf breaks from beginner to expert, the foundation of its three-decade reputation among surf travellers.
From the air
The property, seen
Drone survey of the parcel and its surroundings, June 2026. The walled boundary, the frontage, the beach road and the neighbouring Sedeoen properties are all visible.
Aerial tour
The property from the air
A flight over the parcel and the coastline it sits on: the frontage, the walled boundary and the slope up to the rear.
Getting there
Access & connectivity
Rote is reached via Kupang (Timor). The journey is straightforward, with multiple options on most days.
Bali
Denpasar
air 1h50
Kupang
El Tari (International)
Fast ferry 2h / air 20 min
Rote
Ba'a port / airport
36 km · 1h drive
Neala
Sedeoen
Bali
Denpasar
air 1h50
Kupang
El Tari (International)
Fast ferry 2h / air 20 min
Rote
Ba'a port / airport
36 km · 1h drive
Neala
Sedeoen
Connections to Rote
- Fast ferry: daily, both directions
- Susi Air: 3× per week, both directions
- Wings Air: near-daily, both directions
- Ba'a harbour → Neala: 36 km, 1 hour by car
On-site connectivity
- Live Starlink (Gen 3) high-speed internet
- WiFi distribution via TP-Link EAP650
- Mobile coverage in the area
- PLN grid power connected on site
Growth driver
Kupang's El Tari airport has been upgraded to international status, with direct routes from Cairns (Australia) and Dili (Timor-Leste) anticipated once airline agreements are signed, a potential step-change for Rote's accessibility, especially the Australian surf market. Status to be confirmed at time of sale.
The bigger picture
Scarcity & tourism growth
Two forces support the long-term case: a genuinely limited supply of comparable beachfront, and an area still early in its tourism cycle with momentum building.
Why prime frontage is scarce here
- To the north, a river limits further developable coastline
- To the south past Boa, surf becomes weak and inconsistent and the road deteriorates
- This leaves a finite band of prime, accessible, west-facing beachfront, within which Neala sits
Value trajectory
Land values in the area have been rising quickly; in recent years, parts have roughly doubled every three to five years. Rote remains early-stage versus Bali or Lombok. Whether that continues depends on access and amenities improving, which is not assured.
The owner's own observation of the local market, not independently verified, not a valuation, and not a forecast of future value.
Local developments under way or discussed
- A brand-new international school for children (opened)
- A hospitality / tourism school (reported locally, unconfirmed)
- Improved waste collection by trucks under discussion
- The Pasar restaurant relocating to Sedeoen (end of its Oenggaut lease)
None of the above is a guarantee of future value; it is provided for context on the direction of the area. Planned public projects are subject to change.
Title & status
Title, zoning & ownership
The land carries a registered title, a completed and recorded transfer, and approved development zoning. The essentials are set out below; the complete document set follows for interested buyers.
| Title | HGB (Hak Guna Bangunan / Right to Build), Desa Sedeoen |
| Area | 7,000 m² per certificate, confirmed by registered cadastral survey |
| Issued by | Land Office (Kantor Pertanahan) of Rote Ndao |
| Term | HGB runs a 30 + 20 + 30 cycle, up to 80 years in total. The certificate is issued for an initial 30 years; the 20-year extension and the 30-year renewal are then applied for in the normal way, subject to the land still being used for its registered purpose |
| Transfer | Completed and registered (balik nama) |
| Encumbrances | Free of mortgage, lien or charge |
| Zoning | PKKPR approved for real estate development (KBLI 68111) |
| Classification | Non-agricultural (per survey) |
How ownership works in Indonesia
Indonesian freehold (Hak Milik) is reserved for Indonesian nationals. Foreign-owned property is normally held under HGB (Hak Guna Bangunan), the right to build on and use the land, which carries the right to build, own the buildings, lease, mortgage and sell for the term of the title. It is the ordinary, long-established route, and it is how this land is held.
Acquiring the land
Two routes are available, with different timelines, costs and tax treatment. The mechanics of each are set out for interested buyers, so they can be reviewed with their own legal and tax advisers before either is chosen.
The document set
Certificate, cadastral survey and measured AutoCAD plan, zoning approval and the supporting records are released in full to interested buyers, together with answers to any title-related question. Everything is on record and can be verified independently at the Rote Ndao Land Office.
Commercials
Price
The sale is made and settled in Rupiah, as Indonesian law requires. The Rupiah price is calculated from a reference value of USD 690,000, around USD 99 per m² across 7,000 m² of beachfront, so it moves with the exchange rate until it is fixed at signing.
Asking price
IDR 12,239,000,000
≈ USD 690,000
IDR 1,748,000 / m² · ≈ USD 99 / m²
Shown at 1 USD = IDR 17,738, published 25 Aug 2026, indicative only.
What that means
The next owner starts from a walled, serviced, zoned and titled parcel rather than from raw land. The permitting and the groundwork are behind it, not ahead of it.
Included in the price
The land is sold with the site works and the pre-development stage already completed and paid for:
- 345 m of reinforced natural-stone perimeter wall, fully enclosing the parcel
- Lower front wall across the 45 m frontage, kept low to preserve the view
- PLN grid electricity connected: 7,700 VA, upgradeable to three-phase
- Water well, 4,800 L of storage, HDPE pipework and pressure pump
- Starlink Gen 3 on a 6 m pole with WiFi distribution
- Measured topographic survey and AutoCAD site plan
- Development zoning (PKKPR) approved on the parcel
- Registered title with the transfer completed
- Access road cleared and graded along the southern boundary
Why the Rupiah figure moves
Indonesian law requires the sale to be denominated and paid in Rupiah, so the Rupiah amount is the price. The parties hold a reference value of USD 690,000 constant, and because the exchange rate moves daily, the Rupiah figure shown here moves with it. At signing the Rupiah amount is fixed once, converted from that reference at the Bank Indonesia JISDOR middle rate for that day, and paid in full in Rupiah.
- The Rupiah figure shown here is indicative and follows the daily exchange rate; the binding amount is fixed at signing on the JISDOR rate for that day.
- A detailed breakdown of the completed works is available on request.
In summary
Investment highlights
01
Beachfront, scarce
7,000 m² with 45 m frontage on a finite band of prime west-coast land, bounded by a river to the north and weaker surf and road south of Boa.
02
Ready to build & compliant
Registered HGB, completed transfer and approved PKKPR zoning. The papers are in place and the parcel is ready to build on.
03
Infrastructure installed
345 m reinforced stone wall, PLN power, water well and storage, Starlink internet. Value already in the ground.
04
Serviced, not raw
Wall, power, water, internet, survey and zoning are all done and paid for. The slow, uncertain stage of a build is already behind the parcel.
05
Surf & sunset positioning
Sandy, reef-protected frontage with boat access to Sakunamo & Bersialu; west-facing sunsets; gentle tiered-view slope to ~8.6 m.
06
Early-stage market
Established neighbours, new amenities and an international-status airport pending direct routes. The owner observes local land values roughly doubling every 3–5 years; past movement is not a forecast.
Priced to reflect value, not pressure
At ~USD 99/m², inclusive of all site works and permitting, Neala is a rare combination of beachfront on a finite stretch of coast, and land that is genuinely ready to build on.
Questions
Frequently asked
Can foreigners buy land in Indonesia?
Indonesian freehold (Hak Milik) is reserved for Indonesian nationals. Foreign-owned property is normally held under HGB, Hak Guna Bangunan, the right to build on and use the land, held through an Indonesian PMA company. HGB carries the right to build, own the buildings, lease, mortgage and sell for the term of the title.
What is an HGB title and how long does it last?
HGB is Hak Guna Bangunan, the right to build on and use land. It runs a 30 + 20 + 30 cycle, up to 80 years in total: an initial 30-year certificate, then a 20-year extension and a 30-year renewal. Extension and renewal are applied for under the prevailing regulations and depend on the land still being used for its registered purpose; they are not automatic.
What is PKKPR zoning?
PKKPR is the Indonesian confirmation that a proposed activity fits the spatial plan for a given parcel. This land holds a PKKPR approved for real estate development under KBLI 68111.
How do you get to Rote Island?
Via Kupang on Timor. Bali (Denpasar) to Kupang is about 1 hour 50 minutes by air. Kupang to Rote is a daily fast ferry of about 2 hours, or roughly 20 minutes by air, with Susi Air three times a week and Wings Air near-daily. From Ba'a harbour on Rote it is 36 km, about an hour by car.
How much does beachfront land cost on Rote Island?
This parcel is offered at a reference value of USD 690,000 across 7,000 m², around USD 99 per m². As Indonesian law requires, the sale is denominated and settled in Rupiah; the Rupiah figure is calculated from the USD reference at the Bank Indonesia JISDOR rate on the day of signing.
Where is Nemberala?
On the west coast of Rote Island, in Rote Ndao regency, East Nusa Tenggara, at the southern tip of the Indonesian archipelago just south of Timor. This parcel sits in Sedeoen, 2.2 km from the Nemberala core, about 8 minutes by road.
Is the land already serviced?
Yes. It has 345 m of reinforced natural-stone perimeter wall, PLN grid electricity connected at 7,700 VA and upgradeable to three-phase, a water well with 4,800 L of storage and a pressure pump, Starlink Gen 3 with WiFi distribution, a measured topographic survey, and public road access along the southern boundary.
Is the parcel directly on the beach?
It fronts the beach with about 45 m of west-facing sea frontage. A public beach track runs along the frontage, unpaved, sandy and lightly used, as it does the length of this coast.
What surf breaks are nearby?
Beyond the reef, boats reach the Sakunamo and Bersialu surf spots easily, and on a high tide can depart directly from the frontage. Six or more spots are reachable by boat, including Squealers, 1 Palm, Bombie and Dickson's Right.
How to proceed
Process & next steps
1
Review & visit
Review this summary, then the full document set: title, cadastral survey and DWG, zoning approval. Site visits are welcome.
2
Due diligence
You receive the current certificate and supporting records, with title and permitting questions answered directly.
3
Agree the structure
The two acquisition routes are explained in full, to be weighed with your own legal and tax advisers.
4
Documentation & closing
The documentation is prepared and the transaction administered through a licensed PPAT notary; the Rupiah price is fixed on the day of signing.
Speak to the owner directly
Request the document set
Enquiries go straight to the owner, with no agent and no intermediary. Questions on title, zoning, access or process are answered first-hand, and site visits can be arranged.