11-11 Bali

The development sits within the Uluwatu area of Bali’s Bukit Peninsula, more precisely in Pecatu, South Kuta, Badung Regency. Its dedicated website gives an address on Jalan Labuansait and advertises Padang Padang Beach as roughly 800 metres away. That distance is the promoter’s description, not an independently measured walk. A street address is more useful than a broad 'Uluwatu' label, but it still does not establish a surveyed land parcel or a verified entrance to the finished building. Buyers should not treat an approximate map pin as a substitute for site identification.

Although the name appears variously as 11-11 Bali, 11.11 Residences and 11•11, the available primary materials lead to the same project. The Paralian Uluwatu identifies it as its flagship development, and the developer’s founder is also presented on the dedicated project site. International Property Awards records carry the same project and company names across two different categories. This is not the separate Waits Estates villa development promoted by the same group; the apartments, the club and the villas must not be collapsed into a single inventory or price list.

The smaller layouts are labelled One-Bedroom Condo A and One-Bedroom Condo B. They are described as 69 and 70 square metres respectively, with one bedroom, one bathroom, a kitchen, outside living space and a private pool. Two examples of each type appear in the original presentation. The one-metre difference tells a buyer very little by itself. Window orientation, usable indoor area, whether the patio feels overlooked and how the pool affects daylight are more meaningful. Individual specifications and measured drawings have not been published in the material reviewed here.

There are also two-bedroom plans. A standard two-bedroom condo is advertised at 102 square metres; the corner version is listed at 139 square metres. Both have two bathrooms, a kitchen, outdoor space and their own pool. The larger corner configuration is marketed around its glazing and green outlook. That makes it an interesting candidate for longer stays or for occupants who need separate work and sleeping spaces. Whether the views survive nearby development, and how much of the headline area is actually enclosed living space, still depends on the specific unit.

All four measurements come from a project-level presentation rather than signed sale specifications. None is accompanied by a verified breakdown between internal floor area, exterior terrace and pool footprint. Those distinctions matter more here than in a conventional apartment block. Someone comparing 70 square metres at 11-11 with 70 square metres elsewhere could be comparing very different amounts of usable indoor space. A current unit schedule, scaled plan and definition of saleable area should resolve that question before any per-square-metre comparison is treated seriously.

Why does the development also appear in a mixed-use architecture award? Its planned non-residential facilities are a major part of the design: a rooftop swimming pool and café, a restaurant, fitness spaces, yoga and Pilates rooms, saunas, cold plunge facilities, a wellness centre and a private members’ lounge. The earlier project website also lists photography and music studios. This is broader than typical shared gym-and-pool provision. It also creates a more complicated operating environment because not every facility necessarily belongs to the residential owners or serves residents exclusively.

That distinction is important for access and cost. The brochures suggest residents can use or reach the wellness facilities and private lounge, but they do not provide a full membership agreement, house rules or fee schedule. Some amenities might form part of a residential service package, others could be separate commercial operations. A purchaser needs to know which rights attach to the apartment, which services are discretionary, whether guests can use the facilities and whether the charges can change. An attractive service menu is not the same as a legally enforceable entitlement.

The hospitality element is equally ambitious. Reception, concierge support, housekeeping, laundry, food service, security, valet parking and assistance for surfers all feature in the developer’s materials. These can make short visits and part-time residence easier, particularly for owners who do not wish to arrange local services independently. Yet staffing promises require an operator, operating budget and service standards. The public documents do not establish which company must deliver them, what happens if the operator changes or whether a purchaser is obliged to join a letting or management programme.

The private pools offer personal outdoor space that can be difficult to find in compact apartments. They also carry obligations that are easy to overlook when viewing a floor plan. Filtration, pumps, drainage, waterproofing, cleaning and repairs have to be funded and managed. Some expenses may sit with the owner; others may fall within a building-wide service charge. There is no reviewed maintenance budget or clear allocation of those responsibilities for 11-11 Bali. That makes an estimate of net rental income premature, regardless of the lifestyle appeal of having water outside every home.

Eight residences do not necessarily mean a quiet building. A restaurant, wellness club and social venues may welcome visitors who have no residential connection with the development. The resulting foot traffic can support convenience and atmosphere, but it can also introduce sound, traffic and shared-space demands. Location of the apartments within the building, separation of public and private circulation and evening operating hours will shape the actual living experience. A small residential count is a genuine feature of the scheme; residential exclusivity is not yet demonstrated by the available plans.

Prices are not straightforward. The dedicated residence pages say price on application. A third-party advert dated 3 March 2025 offered a 70-square-metre one-bedroom unit at IDR 8 billion. That is a historical asking-price signal, not an available unit or a verified 2026 developer quote. Another portal currently displays IDR 5.05 billion under the Eleven Eleven name, but archived and current versions of the same listing contain incompatible descriptions, including a price sheet for the separate Waits Estates villas. The lower number cannot responsibly be used as the entry price for this project.

The syndicated listing also alters the unit breakdown, suggesting three categories at 70, 101 and 138 square metres rather than four at 69, 70, 102 and 139. Its apparent eight-unit total matches the original, but the way it arrives there does not. The most defensible record at present is the configuration explicitly published by 11-11 itself. That is still a historical published schedule, not confirmation of what remains unsold today. A developer-issued inventory and revised architectural plans would be needed to establish whether the scheme has changed since its marketing launch.

Delivery information presents a more consequential gap. In an interview published in February 2024, founder Jesse Waits spoke of a third-quarter 2025 target. The Paralian website subsequently described November 2025 as the project’s debut. By October 2026 those dates are past, while the public material checked here provides no recent construction certificate, handover announcement or independent evidence of the eight residences operating. The correct response is not to call it completed, nor to assert that work has stopped. Current physical progress and an enforceable completion schedule remain unverified.

For an overseas buyer, the advertised word 'condo' is not enough to determine property rights. Indonesia distinguishes land ownership, land-use and building rights, and apartment rights depend on the legal status of the land and the purchaser. The specific land certificate, the right offered over an individual residence and the legal seller have not been documented in the public sources reviewed. A brokerage field marked 'Strata' is an advertiser assertion, not a substitute for the relevant certificate or transaction documents. Foreign-buyer eligibility must be assessed against the actual structure rather than a generic label.

Building permissions need separate treatment. A PBG concerns building approval; an SLF concerns suitability for occupation. Neither has been inspected for this development, and the mixed hospitality and residential programme also raises land-use questions. The absence of publicly available copies does not establish that these documents were never issued. It establishes a limit on what this dossier can verify. Until the specific site, permitted functions, residential rights and operational arrangements are evidenced, 11-11 Bali is best understood as a distinctive but incompletely documented project, not a purchase-ready investment conclusion.