Flat in Medewi

🇮🇩 Medewi Bali flats near long left-hand surf break and quiet West Bali coastline

Medewi is a coastal surf village on the western shore of Bali, located in the Pekutatan subdistrict of Jembrana Regency. The area is defined by a long, quiet black-sand beach, a single-lane coastal road, and low-rise development that favors surf camps, family-run guesthouses and a small but growing number of apartment-style units aimed at seasonal visitors and expatriates. Demand for Flat in Medewi is driven by lifestyle buyers seeking proximity to surf, investors targeting short-term holiday rental income, and a modest cohort of relocators wanting quieter, lower-cost coastal living compared with south Bali. The supply side is compact: most housing is low-density and flats appear as conversion projects or small strata-title developments within mixed-use compounds.

Medewi’s geography and climate shape property demand in tangible ways. The village sits on the west-facing coast, exposed to consistent swell that makes it a year-round surfing destination; this creates pronounced seasonality in occupancy and strong demand for short-term rentals with peak occupancy at 60–85 percent during high surf months. Road access to Medewi follows the Bali west coast route; the nearest ferry link to Java is Gilimanuk, and the regency seat Negara provides regional services within 20–35 km. The nearest major airport is Ngurah Rai in Denpasar, typically a 2.5–3 hour drive depending on traffic. These distances mean long-stay rental and owner-occupier markets are distinct from daily commuter zones.

Medewi’s lifestyle proposition is low-key and nature-oriented, which influences the urban housing market structure. Flats in Medewi tend to be small-scale (studios to two-bedroom units), often marketed with communal amenities such as shared pools and surf storage rather than high-rise conveniences. Buyers should expect a market where resale units and boutique new developments dominate, with limited branded, large-scale developer presence and an emphasis on walkability to the beach and local warungs.

💼 Economy and tourist flows shaping Flat in Medewi

Medewi’s economy is anchored in fishing, small-scale agriculture and tourism centered on surfing and eco-tourism. Local employment is seasonal and service-oriented, with guesthouses, surf schools and restaurants forming the backbone of business activity. Tourist arrivals to West Bali are smaller in absolute numbers than south Bali but highly focused: surf tourists, adventure travelers, and domestic weekenders. This concentration produces higher seasonal short-term rental yields than long-term tenancy yields.

Medewi does not have heavy industry or corporate office hubs; business activity is largely micro-enterprise. This has two consequences for flat buyers: first, rental turnover is higher during peak months and quieter in the low season, and second, long-term tenant demand (local workers, families) is limited compared with towns like Negara. For investors, liquidity is moderate — faster for well-located flats near the surf break, slower for units further inland or without strong marketing channels.

Tax burden and regulatory context are national and regional. Developers selling new flats typically include VAT at 10% where applicable and buyers should expect transaction-related taxes such as BPHTB at 5% of the transaction value plus notary and registration fees. These predictable costs affect net yields and should be modeled in any Investment in flat in Medewi analysis.

💶 How much Flat costs in Medewi

Medewi remains one of Bali’s more affordable coastal pockets for buyers seeking value. Price ranges reflect the village’s limited supply, surf proximity and condition of the unit. Typical price bands are:

• By district / location:

  • Medewi beachfront (Pekutatan coastline): IDR 1.1–5.0 billion (approx USD 70k–USD 320k) for 35–120 sqm units with direct beach access.
  • Medewi village center / near surf camp: IDR 750 million–2.2 billion (approx USD 48k–USD 140k) for studios and one-bedroom flats.
  • Negara / Gilimanuk peripheral: IDR 500 million–1.5 billion (approx USD 32k–USD 95k) for apartments and compact flats.

• By property format:

  • Studio/serviced flat 25–40 sqm: IDR 500–1,200 million.
  • One-bedroom 40–60 sqm: IDR 750 million–2,000 million.
  • Two-bedroom and larger 60–120 sqm: IDR 1.2–5.0 billion.

• New developments vs resale:

  • New developments in Medewi typically carry a premium of 10–25% above comparable resale units due to warranties, modern finishes and marketing channels.
  • Resale flat in Medewi often offers value for renovation-driven investors, with renovation budgets commonly IDR 50–300 million depending on scope.

Market dynamics show stable interest from foreign leisure buyers and domestic investors. Rental yield estimates:

• Long-term gross yield: 3–5% typical.
• Short-term holiday rental gross yield: 6–12% depending on occupancy and management quality.

🎯 Which district of Medewi to choose for buying flat in Medewi

Pekutatan (the administrative area containing Medewi) is the nucleus for beachfront flats and surf-centric accommodation. Advantages include direct access to Medewi Beach, established surf schools and a clustered hospitality economy. Buyers targeting premium seasonal occupancy focus here.

Negara, the Jembrana regency seat, is a practical choice for buyers prioritizing services, hospitals and government access. Advantages include:

• Better public infrastructure and medical facilities.
• Lower price per square meter compared with beachfront.
• Easier long-term rentals to local professionals and civil servants.

Gilimanuk operates as a transport hub because of the ferry to Java and sees interest from buyers seeking connectivity and lower entry prices. Advantages include:

• Transport links to Bali and Java.
• Potential for commuter-style rentals and workers’ accommodation.
• Lower overall purchase prices.

Benefits by location in bullet form:

• Pekutatan / Medewi beach:
  • High short-term rental demand
  • Walking distance to surf spots
  • Higher price volatility and premiums
• Negara:
  • Stable long-term rental pool
  • Better access to hospitals and schools
  • Lower entry prices
• Gilimanuk:
  • Strategic transport node
  • Lower taxes and slower turnover
  • Opportunity for value-plus renovation

🏗️ Developers and projects offering flat in Medewi

Medewi’s residential supply is predominantly created by local developers and small resort operators rather than large national groups. Branded, high-rise apartment projects typical of south Bali are rare here. Buyers will commonly encounter:

• Boutique resort developers converting villas and low-rise blocks into strata-title flats.
• Local Balinese contractors offering turnkey flats with communal amenities.
• Regional agencies and brokerages handling marketing and resale.

National developers that are active across Bali and relevant for comparative market benchmarks include Ciputra Group, Agung Podomoro Land, Sinar Mas Land and Bumi Serpong Damai (BSD); these groups typically prioritize larger projects in Denpasar and southern Bali, so in Medewi you will more often work with regional specialist builders and local owner-developers. Agencies and brokers frequently handling transactions in West Bali:

• Ray White Bali
• Harbour Property Bali
• Local boutique brokers specialized in surf property

Project features you can expect in Medewi:

• Low-rise, 2–4 storey strata developments.
• On-site management offering cleaning and rental management.
• Payment flexibility via developer installment plan or bank facilities in some cases.

🏦 Mortgage and developer installment plan for flat in Medewi

Mortgage options for foreigners buying Flat in Medewi exist but are conditional. Indonesian banks that commonly finance property purchases include Bank Mandiri, Bank BNI, BRI and Bank Danamon. Typical mortgage parameters for foreigners:

• Interest rates (indicative) from 8% to 12% dependent on bank, currency and borrower profile.
• Down payment commonly 20–30% for foreign buyers, sometimes up to 40% where residency is not established.
• Tenor for foreigners typically 5–15 years, with maximum loan-to-value lower than for Indonesian citizens.

Developer installment plans in Medewi are more common than bank mortgages for small projects. Typical schemes:

• Short-term developer installments 6–36 months with staged payments and final handover.
• Extended developer financing 3–7 years offered by some boutique developers, often with balloon payments or stepped schedules.
• Common down payment on developers: 10–30%, with monthly or quarterly progress payments tied to construction milestones.

Banks and developers require documentation such as passport, KITAS/KITAP where applicable, proof of income, and in some cases a local guarantor. Flat in Medewi with mortgage often requires pre-approval and engagement of a bilingual notary to register the strata title or right-to-use.

📝 Step-by-step process of buying flat in Medewi

Selection begins with property viewings and technical checks on surf proximity, drainage and seismic compliance where applicable. Buyers should confirm strata plans if the building is a Satuan Rumah Susun (strata title).

Reservation is commonly secured with a booking fee (IDR 10–50 million) depending on the project's price. Due diligence steps include title search at the regional Land Office (BPN), verification of developer permits (IMB/ building permit where relevant) and checking utility connections.

Contractual and closing steps:

• Sign a PPJB (Pre-Sale Purchase Agreement) for new units or SPA for resale.
• Pay down payment per contract schedules.
• Notary executes final deed and register transfer at BPN; for foreigners the right recorded is typically Hak Pakai atas Satuan Rumah Susun rather than Hak Milik.
• Budget mandatory costs:
  • BPHTB 5% of transaction value.
  • Notary and registration 1–2%.
  • VAT 10% where applicable for new units.
  • Agency fees 2–3% negotiable. Timelines from reservation to registration typically 1–3 months for completed units and 6–18 months for new builds depending on construction.

⚖️ Legal ownership, taxes and permits for flat in Medewi

Foreign ownership of flats in Indonesia is governed by strata-title rules and the right-to-use (Hak Pakai). Foreign buyers can acquire a Flat in Medewi under Hak Pakai atas Satuan Rumah Susun provided the building developer has properly registered the strata titles. Land lease structures (Hak Sewa) or long-term lease agreements are common alternatives.

Tax and regulatory profile relevant to owners:

• BPHTB (land transfer tax) at 5% on the transaction base.
• VAT 10% on new units sold by VAT-registered developers.
• Annual property tax (PBB) is minor, typically calculated at 0.5 per mille (0.05%) of taxable value.
• Rental income must be declared and taxed; short-term rental platforms in some regencies require registration and VAT payments.

Property purchase in Medewi does not automatically grant a residence permit or citizenship. Residence status requires a separate immigration process (KITAS/KITAP) and Citizenship through real estate investment is not available in Indonesia. Buyers should not rely on the purchase of Flat in Medewi to secure immigration benefits.

🏡 Who should buy flat in Medewi and where to look

Medewi suits a clear set of buyer profiles with matching district recommendations:

• Lifestyle buyers and surfers: Medewi beachfront (Pekutatan), studios and one-bed flats with surf access and communal storage.
• Seasonal residents and digital nomads: Flats near village centers with strong internet and co-working options in Negara or central Medewi.
• Short-term rental investors: Beach-proximate flats and boutique developments offering management; target gross yields 6–12% in peak season.
• Long-term relocators and families: Units in Negara offering schools and healthcare proximity with lower volatility.
• Value investors and renovators: Older resale flats inland or near Gilimanuk that can be refurbished and rebranded for holiday rental.

For buyers considering a second home flat in Medewi, prioritize access to water, reliable electricity, and clear strata documentation. For investors, focus on occupancy records, seasonal ADR (average daily rate) and proven management.

The flat market in Medewi is evolving as more buyers trade proximity to surf and affordability for slower pace and strong seasonal yields; as Bali’s regional infrastructure improves, interest from both domestic and foreign buyers is likely to increase, supporting further professionalization of management, clearer strata offerings and incremental uplift in Flat prices across West Bali and Medewi.