Rote Island coastline
Rote Island · East Indonesia

Own freehold land
where Bali was
in 2010.

Seven curated parcels on Rote Island. Direct beachfront, hillside ocean view, lagoon frontage. Hak Milik title via PT PMA — handled end-to-end by a licensed Indonesian notary.

View Available Land Chat on WhatsApp
Seven plots · Five available · Two sold
— The window

The last uncrowded coastline in the Indonesian archipelago.

Rote sits 500 km east of Bali. Same latitude. Same volcanic geology. Same world-class waves and reef. What it doesn't have — yet — is the price tag, the traffic, or the foreign capital that has reshaped Bali over the past fifteen years. The international airport upgrade is underway. Direct flights from Australia are already operating. Land that traded at IDR 50,000/m² in Canggu in 2010 trades at IDR 15,000,000/m² in 2025. That is the curve.

01 Surfer on a Rote Island wave

World-class surf, no crowd

T-Land, Bo'a, Sucky Mamas. Reef breaks that would draw thousands in Bali draw a dozen surfers here. The reason isn't access. The reason is timing.

02 Telaga Nirwana lagoon, Rote Island

Telaga Nirwana & raw coast

Indonesia's most photographed lagoon. White-sand bays still owned by local families. Coral reefs intact. The visuals are already on every Australian travel feed — the infrastructure is what's catching up.

03 Surfer paddling at Rote Island

Direct flights, expanded airport

Daily connections from Bali (Denpasar) and Kupang. Airport upgrade in progress to handle international arrivals. Once the runway extension lands, the access argument disappears — and so does the price gap.

Seven plots.
Hand-selected.

5 Available 2 Sold (benchmark)

Every plot below has been walked, surveyed, and verified for clean title. Coordinates and recent comparable sales included.

Available Blue Dream Lagoon 2ha — beachfront at the entrance to Telaga Nirwana
Oeseli · Lagoon entrance

Blue Dream Lagoon — 2 ha

20,000 m² · Beachfront €440k
Available Tongga white sand beachfront facing Nuse Island reef
Tongga · 0 m to beach

Tongga White Beachfront

14,530 m² · SHM-ready €280k
Available Elevated oceanview hillside plot at Boa, Rote Island
Boa · Hillside oceanview

Boa Hill Oceanview

4,529 m² · 1 min to beach €94k
Available Forested hectare hillside near Nembrala
Nembrala · 5 min to beach

Hillside Forest — 1 ha

10,360 m² · Forested €165k
Available Direct beachfront at Boa, Rote Island
Boa · 0 m to beach

Boa Beachfront

6,415 m² · Up to 10 villas €336k
Sold Blue Dream Lagoon 1.6ha — sold benchmark sold
Oeseli · Lagoon frontage

Blue Dream Lagoon — 1.6 ha

16,399 m² · Benchmark €451k
Sold Hillside Ocean View — sold benchmark sold
Nembrala · Hillside

Hillside Ocean View

2,855 m² · Benchmark €63k

From first message
to title in your name.

The same workflow we ran for every plot already sold. Indonesian notary (PPAT) handles the legal mechanics; we handle the in-country coordination, walk-throughs, and document chase.

i.

Walk the plot

WhatsApp call, drone footage, GPS coordinates, neighbours, road access, water-table notes. Remote or in-person.

Week 1–2
ii.

Title check & structure

Notary verifies the SHM or SKT, runs the due diligence, drafts the PT PMA or nominee structure suited to your situation.

Month 1–2
iii.

Deposit & deed

Fixed-price contract signed. 30% deposit triggers the title transfer at the notary. Funds held in escrow until certificate issues.

Month 2–4
iv.

Certificate in hand

SHM (Hak Milik) certificate registered to your PT PMA or nominee. Originals couriered. Land is yours, freehold.

Month 4–8
— The price gap

Bali built the playbook. Rote is on page one.

The numbers below are not projections. They are recent transacted prices in 2024–2025 — what willing buyers are paying right now in Bali for inferior tenure (leasehold), versus what we are selling on Rote (Hak Milik freehold).

"Canggu dirt sold for fifty thousand rupiah a meter in 2010. We laughed at the people buying it." — Common refrain, Bali expat circles, 2024
Price / m² Tenure
Canggu, Bali Beachfront
IDR 12–18M ~€660–990
Leasehold · 25y
Uluwatu, Bali Cliffside
IDR 8–14M ~€440–770
Leasehold · 25y
Rote (this site) Beachfront / hillside
IDR 290k–950k ~€16–52
Hak Milik · Forever

Range across the seven plots on this page. Per-plot prices, EUR/USD/AUD/GBP/CHF/NOK conversions, and recent comparable sales on each plot's detail page.

— Investor stories

Four verified purchases. Different countries, different plots, same experience. This is what a clean, guided land acquisition in Indonesia looks like in 2025.

"

Buying land in Rote through Indo Island Invest was the best decision I've made. The team guided me through every step — legal setup, the perfect ocean-view plot. 3 months later and the land value has already more than doubled.

Julie K. · Norway 2,500 m² · Oceanview
"

I'd been looking at land in Bali and Lombok for two years but prices were already out of reach. Within a week of contacting them I had plot options, maps, and clear legal explanation. 2 months later I had my certificate. More professional than buying property in Germany.

Thomas G. · Germany 2,000 m² · Hillview
"

The PT PMA structure was the thing that held me back for months. Once Janiati explained it clearly and connected me with the notary, I felt completely safe. The land is now worth significantly more than what I paid. Already thinking about a second plot.

Marieke V. · Netherlands 1,500 m² · Oceanview hillside
"

I did this remotely from Switzerland. Video call, drone footage of the plot, WhatsApp updates throughout. Deposit-to-certificate took about 9 weeks. No surprises, no stress. Exactly what you want when investing from the other side of the world.

Daniel B. · Switzerland 3,000 m² · Beachfront
Janiati Love Hansel — Indo Island Invest, Rote Island Rote Island, Indonesia
— Direct line

Talk to Janiati.

On the ground, on the island, on WhatsApp. She walks every plot before it's listed and runs every buyer through the notary process personally. No call centre, no funnel — one direct conversation in English, German or Indonesian.

Janiati Love Hansel
Indo Island Invest · Rote, Indonesia
+62 821-4482-1225
Open WhatsApp Browse the plots
— The legal questions

Things foreign buyers actually ask.

Short answers below. Long answers on the WhatsApp call.

Foreigners cannot personally hold Hak Milik (full freehold). What works — and what every serious foreign land buyer in Indonesia uses — is one of two structures: a PT PMA (Indonesian foreign-investment company that you control), or a nominee arrangement registered through a licensed notary (PPAT) with a layered loan and power-of-attorney protection. The notary handles both. We use whichever fits your tax and exit profile better.
SHM (Sertifikat Hak Milik) is the strongest land title in Indonesia — full freehold, registered with BPN (the national land agency). SKT (Surat Keterangan Tanah) is a precursor document common on more remote land. SKT plots can be upgraded to SHM through the notary, typically 3–6 months. Of the seven plots on this page, four are SHM-ready, two are sold benchmarks, and one (Plot 1) requires the SKT-to-SHM upgrade.
For SHM-ready plots: typically 2 to 4 months from deposit to your name on the certificate. For SKT plots needing the upgrade to SHM: budget 4 to 8 months. Indonesian land bureaucracy moves at its own pace and the conservative end of those ranges is realistic. Funds sit with the notary in escrow during the entire transfer — they are not released to the seller until the title is registered to you.
No. The full process can run remotely with notarised power of attorney. Several of our buyers have completed purchases without setting foot in Indonesia — drone footage, video walk-throughs, document review by their own lawyer, e-signatures where Indonesian law allows. Most still come visit the land within the first year. We don't require it.
Notary & legal: ~1% of the land value. Land transfer tax (BPHTB): 5% of the assessed value. PT PMA setup (if used): ~€2,000 one-off. Annual land tax (PBB): under 0.5% of assessed value. We provide a full line-item cost sheet before any deposit — no surprises.
All seven plots are zoned for tourism / private residential use. Permitted: villas, surf camps, eco-lodges, boutique resorts. Building permits (PBG) are issued by the Rote regency office; we have a working relationship with the local architect and contractor network. Several existing buyers are mid-build now — we can connect you directly to them.
Hak Milik land is fully transferable. You sell to another foreigner via PT PMA / nominee, or to an Indonesian buyer directly. Capital gains are taxed at the Indonesian rate at point of sale. We help with resale — every plot listed on this site was hand-walked by us, and we maintain a buyer waitlist for the corridor.