Questions
The things people ask before they get on a plane.
Answered by the owner, not a sales desk. If yours is not here, it gets answered the same way: write and ask.
Who you deal with
The ownerNo agent, no broker, no commission on the price. Site visits arranged the same way.What you would hold
HGB, in placeRegistered, zoned under an approved PKKPR, and already held through the company, not a plan.What is already built
Walled, powered, online345 m of stone wall, PLN at 7,700 VA, a well with storage, Starlink Gen 3.Where it sits
2.2 km outEight minutes from the Nemberala crossroad, 45 m of west-facing frontage.One parcel · sold by the owner
There is 7,000 m² of this coast for sale, in Sedeoen.
Everything else
Fourteen questions, answered plainly.
Filter by what you care about, or open the ones that matter. Nothing here is hedged to make the land sound better than it is.
The saleIs this sold directly by the owner?
Yes. There is no agent, broker or intermediary. Enquiries go to the owner, no commission is added to the price, and questions on title, zoning, access and process are answered first-hand. Site visits are arranged the same way.
The saleWhat is the price, and why is it quoted in two currencies?
A reference value of USD 690,000 across 7,000 m², about USD 99 per m². Indonesian law requires the sale to be denominated and settled in Rupiah, so the Rupiah figure is the price and it moves with the exchange rate until it is fixed at signing, at the Bank Indonesia JISDOR rate on the day.
TitleCan a foreigner buy land in Indonesia?
Indonesian freehold, Hak Milik, is reserved for Indonesian nationals. The highest title a foreigner can hold is HGB, Hak Guna Bangunan, the right to build on and use the land, held through an Indonesian PMA company. It carries the right to build, own the buildings, lease, mortgage and sell.
This parcel is already held that way, and the company can be sold with the land.
TitleIs this Freehold or HGB?
Both words describe it, depending on who buys. Agencies on this coast advertise land as Freehold; the registered title here is HGB. It is freehold to an Indonesian buyer and HGB to a foreign one, and it converts between the two. The conversion on this parcel is already done.
TitleHow long does an HGB last?
Up to 80 years in total, as 30 + 20 + 30. Extension and renewal are applied for under Government Regulation 18/2021 and depend on the land still being used for its registered purpose: procedural rather than automatic. At the end of the cycle the same regulation provides for the right to be granted afresh on the same land, which is why HGB is held and valued as land rather than as a shortening lease.
TitleWhat is PKKPR zoning?
The Indonesian confirmation that a proposed activity fits the spatial plan for a specific parcel. This land holds a PKKPR approved for real estate development under KBLI 68111.
The landIs it actually on the beach?
It fronts the beach with about 45 metres of west-facing sea frontage.
The landIs it serviced, or is it raw land?
Serviced. 345 m of reinforced natural-stone perimeter wall, PLN grid power 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 road access along the southern boundary.
The landCan you swim in front of it?
Sandy beach over reef, so it is best at mid-to-high tide, comparable to Bingin. The reef is also the reason the frontage stays clear of seaweed farming and the view stays open, and it is what the snorkelling is for.
The landWhat surf is nearby?
Beyond the reef, boats reach Sakunamo and Bersialu easily, and on a high tide they can leave directly from the frontage. Six or more spots are reachable by boat, including Squealers, 1 Palm, Bombie and Dickson’s Right.
Getting thereHow do you get to Rote?
Via Kupang on Timor. Bali to Kupang is about 1 h 50 by air. Kupang to Rote is a daily fast ferry of about two hours, or roughly 20 minutes by air: Susi Air three times a week, Wings Air near-daily. From Ba’a harbour it is 36 km, about an hour by car.
Getting thereWhere exactly is it?
Sedeoen, on the west coast of Rote Island in Rote Ndao regency, East Nusa Tenggara, 2.2 km from the Nemberala core, about eight minutes by road.
BuyingHow would the purchase actually work?
Two routes. Acquire the shares of the company that holds the title and inherit everything intact, faster and lower cost, typically weeks. Or transfer the HGB to your own eligible entity, which means holding or forming a qualifying PMA and re-doing the permits: 5% BPHTB to the buyer, 2.5% PPh final to the seller, and commonly eight months on Rote.
BuyingWhat should I verify myself?
Authenticate the certificate at the Rote Ndao land office rather than relying on a scan, walk the boundaries with the neighbours present, check the parcel against the regency spatial plan, confirm the coastal border zone for your intended design, and diligence the company as carefully as the land. Your own legal and tax advisers stay on your side of the table.