Ibus Seaside Estate
- AVA001050Ibus Seaside Estate, Amed, Karangasem, Bali, Indonesia
Ibus Seaside Estate
- AVA001050Ibus Seaside Estate, Amed, Karangasem, Bali, Indonesia
Set on the tranquil oceanfront of Amed in eastern Bali, Ibus Seaside Estate by Komodo Investasi Group is a boutique gated community of 31 private residences, each a 3-bedroom, 2-level villa designed around tropical living, natural design, and uninterrupted ocean views. Villas are built from natural materials with distinctive bamboo architecture and rely on natural ventilation, and every home is delivered turnkey and rental-ready.
Each residence offers 150 sqm (~1,615 sqft) of built-up area on a 200 sqm (~2,153 sqft) plot within an 8,400 sqm estate laid out across 31 plots (26 plots of 2 are and 5 plots of 2.75 are). Level 0 comprises the third bedroom with bathroom and walk-in closet, an open kitchen and dining area, the entrance, a sunken sofa, and a private pool; Level 1 holds the master suite with walk-in closet, a second bedroom, a living and dining area, and a balcony. Amenities include a private infinity pool and terrace, ocean and Mount Agung views, smart living features, a gated community, and 24/7 security.
The estimated value of each 3-bedroom villa is INR 1.44 Cr (approx. USD 150,000; AUD 225,000), with a USD 10,000 reservation. Payment is construction-linked on a 35 / 35 / 30 interest-free schedule with 5% retention held until final inspection, and Phase 1 handover is targeted for Q4 2027.
The developer projects strong investment performance (figures are projections, not guaranteed): a realistic project IRR of 21.6%, a 5-year equity multiple of 2.18x, an average annual cash yield of 10.7%, and a break-even occupancy of 38%. Scenario outlooks range from Conservative (IRR 13.8%, 1.64x, Year-5 exit INR 2.39 Cr) through Realistic (IRR 21.6%, 2.18x, exit INR 3.15 Cr) to Optimistic (IRR 28.7%, 2.72x, exit INR 4.10 Cr).
Property Details
- Micro-market
- Amed / Karangasem, Bali
- Configuration
- Villa
- Property Type
- Villa
- Built-up Area
- 1,615 sq ft
- Status
- Under Construction
Project Timeline
Key milestones for this project, updated as the developer confirms them.
Project announcement
Booking Started
Construction Started
Expected Completion
To be announced soon
Available Properties
Project variants for under-construction developments - unit types, sizes, starting prices and possession dates.
Inventory Type
| Variant | Size | Starting Price | Possession | CTA |
|---|---|---|---|---|
| 3 BHK | 1,615 sq ft | ₹1.43 Cr | Under Construction |
Property Information
- Community: Ibus Seaside Estate (Amed)
- Project Name: Ibus Seaside Estate
- Listing Price: ₹1.43 Cr
- List Date: Sep 1, 2026
- Days on Market: 0
- Listing ID: AVA001050
- Status: Under Construction
- Construction Type: 2-level oceanfront villa (31-villa gated estate)
- Security: 24/7 security
- Parking: Private villa parking
- Pool: Private infinity pool & terrace per villa
Legal Information
Indicative legal & tax information based on available documents; verify with your lawyer before transacting.
- Occupancy Certificate
- No
- Authority
- N/A - Indonesia has no RERA-equivalent freehold registry regime
- Fire NOC
- No
Can you own this, and how?
Ownership rights depend on three things: the type of asset, where it sits, and who you are as a buyer. Here is the framework for this property, before you speak to a lawyer.
I am buying as:
- Status
- Permitted, Hak Milik freehold
- What you actually hold
- You hold Hak Milik, the strongest title in Indonesian law. It is perpetual, inheritable and can be mortgaged.
- Key rules and restrictions
- Hak Milik is reserved for Indonesian citizens and a short list of approved legal entities.
- An Indonesian citizen who marries a foreigner without a prenuptial agreement can lose the ability to hold Hak Milik, because of the joint marital property rule.
- The certificate must be checked at the BPN office for pending disputes and mortgages.
- Funds and process
- Remit in foreign currency to an Indonesian bank account and keep the transfer records. The deed is signed before a PPAT land deed officer and registered at the local BPN land office. Do not pay the seller directly before the PPAT check on the certificate is complete.
- Taxes
- The buyer pays BPHTB land and building acquisition duty at 5% of the value above the regional threshold. The seller pays PPh final at 2.5% of the transfer value. Annual PBB land and building tax runs up to 0.5% of assessed value. VAT and luxury tax can apply on new build purchases from a developer. Round trip costs commonly land in the 9% to 14% range once notary and agent fees are counted.
- Verify before you buy
- Have the PPAT run a certificate check at the BPN office before any deposit.
- Check the zoning permit for the intended use of the building.
- Confirm the building permit matches what is actually built.
Buyer orientation, not legal advice. Ownership rules change and turn on specifics. Confirm with a qualified lawyer in Indonesia before you commit.
Investment Information
- Type: Off-plan Bali oceanfront villa (Komodo Investasi); turnkey rental-ready; 35/35/30 construction-linked, interest-free, handover Q4 2027. Projected IRR 21.6% / 10.7% avg annual cash yield (developer projections)
- Capital Appreciation: 8%
- Property Tax Jurisdiction: Indonesia - annual PBB land & building tax applies (rate varies by regency)
Location
Ibus Seaside Estate, Amed, Karangasem, Bali, Indonesia
- Airport: Ngurah Rai International Airport - 66.9 km
- Highway: Jalan Raya Candidasa - Jalan Raya Manggis - 0.1 km
- Hospital: Yagya Dasa Clinic - 1 km
- Grocery: Candidasa Art Market - 2 km
- School: Dyatmika School - 51 km
Nearby Attractions
Fine-grained ratings and travel times for popular spots nearby.
| Rating | Attraction | Type | Best Time to Visit | Distance |
|---|---|---|---|---|
| 9.2 / 10 | Tirta Gangga Water Palace | Royal Garden | Early morning | 17.5 km |
| 9.2 / 10 | Taman Ujung Water Palace | Royal Palace | Early morning or late afternoon | 18 km |
| 8.8 / 10 | Lempuyang Temple (Gates of Heaven) | Temple | Early morning | 24 km |
| 8.8 / 10 | Tenganan Village | Historic Village | Morning or during the Perang Pandan festival (Jun-Jul) | 7 km |
| 9.4 / 10 | Goa Lawah Temple (Bat Cave) | Temple | Early morning or late afternoon | 20 km |
| 8.6 / 10 | Candidasa Lotus Lagoon | Landmark | Early morning | 0.5 km |
Ownership economics
Will this home pay for itself?
1Buy
What you pay to own it.
2Earn
What it brings in as a holiday rental.
3Grow
What it could be worth.
Social Infrastructure
Key education, healthcare, and dining amenities near this property.