Boa Hill Oceanview
Indo Island Invest Plots
Boa, Rote Island · 10°55'59.4"S 122°51'25.2"E

Boa Hill Oceanview

Elevated oceanview plot looking onto Heliana Rock and the southernmost point in Asia. 14 min to Nembrala, 4 min to Boa Wave.

Land area 4,529 m²
Asking €94k
Per m² IDR 375,000
Status Available

Land in frame.

6 images · drone & ground
Boa Hill Oceanview — hero
Plot boundary
Aerial overview
Ocean view from plot
Aerial — second perspective
Development vision

Drone footage.

Aerial · Boa, Rote Island

Property details.

Every figure below has been verified on the ground. Coordinates are GPS-accurate. Any spec not listed here gets answered on the WhatsApp call within minutes.

Distance to Nembrala 14 min by motorbike
Distance to beach 1 min walk
Frontage Second-row · elevated oceanview
View Sunrise, surf, Heliana Rock
Road access Dirt road
Electricity Grid 300 m away
Water Well drilling viable
Mobile signal 4G
Ownership Hak Milik
Certificate SHM-ready
Divisibility Yes · min 500 m²
Coordinates 10°55'59.4"S 122°51'25.2"E
— Asking price
IDR 1,700,000,000 €94k
IDR 375,000 per m² · approximately €21 per m²

Recent comparable sale: IDR 1,500,000/m² · this plot 75% below

EUR 93.4k
USD 104k
AUD 160k
GBP 81.5k
CHF 86.7k

Conversions at approximate market rates · IDR is the binding currency · payment via PT PMA escrow at the notary

— Comparable Bali pricing

What you would pay in Bali for inferior tenure.

The Bali numbers below are 2024 transacted prices for leasehold parcels — typically 25-year leases with renewal at the lessor's discretion. The Rote price is freehold, Hak Milik, registered to your name forever.

Price / m² Tenure
Canggu, Bali Beachfront
IDR 12–18M ~€660–990
Leasehold · 25y
Uluwatu, Bali Cliffside
IDR 8–14M ~€440–770
Leasehold · 25y
Boa Hill Oceanview This plot
IDR 375,000/m² ~€21
Hak Milik · Forever
×32–48
Canggu beachfront leasehold trades at roughly 32× to 48× the per-m² price of this plot — and you don't own the land. Recent comparable sale on Rote: IDR 1,500,000/m² (75% below this listing).
— About this land

What you're actually buying.

  • Elevated oceanview parcel one row back from the beach. From a 2nd-floor build, full panorama: sunrise, surf line, Heliana Rock, and on a clear day Asia's southernmost island.
  • 1 minute walk to the beach down a fishermen's track. Boa Wave is 4 minutes by motorbike — the most consistent right-hander in this corridor.
  • Of the original 5,829 m², 1,300 m² has already been sold via nominee structure to a private buyer. The remaining 4,529 m² is offered as a single parcel.
  • Heliana Rock, visible from the plot, is one of the few accessible manta-ray and whale-shark spotting points in eastern Indonesia. Snorkel and free-dive operators are starting to set up locally.
— Investment angles

Specific to this corridor.

  • 01 Comparable sold at IDR 1.5M/m² A second-row oceanview plot ~400 m south sold mid-2024 at IDR 1,500,000/m² — 4× the per-m² price of this listing.
  • 02 View onto Heliana Rock and Asia's southernmost island Manta and whale-shark sightings off Heliana, especially July–October. Visible directly from the plot's elevated build line.
  • 03 Cheapest entry on this site At ~€94k total, this is the lowest-ticket plot we have available — a starter position in a high-conviction corridor.
  • 04 4 min to Boa Wave One of the most consistent right-hand reef breaks on Rote. Surf-side villa demand on this corridor is climbing year-on-year.
Janiati Love Hansel — Indo Island Invest
— Direct line

Lock down this plot.

Direct conversation with Janiati on WhatsApp. Plot specs, drone footage, the notary's checklist, and a fixed-price contract — usually within the first call.

Janiati Love Hansel
Indo Island Invest · Rote, Indonesia · +62 821-4482-1225
Message about this plot See other plots
← Back to all eight plots