Aditya Sentana Residence Cluster Bima

The location makes more sense when treated as a residential address for everyday routines. Project and agency material place it on Jalan Cempaka Kuning in Banjar Batuaji Kelod, Desa Batuaji, Kerambitan, within Tabanan Regency. This is not the beachfront accommodation market many overseas buyers first associate with Bali. Access to shopping, healthcare, schools and the Denpasar–Gilimanuk corridor may matter far more to residents than the distance to a surf break. The brochure advertises journey times to Kasih Ibu Hospital, Yeh Gangga Beach, Tanah Lot and the airport, but provides no verifiable routing assumptions; those numbers are not reliable travel guarantees.

There is a genuine risk of mixing up products at this address. Aditya Sentana Residence has appeared in older marketing for smaller single-storey houses and other residential models; agencies also describe an Arjuna cluster. None of their specifications should be carried over to Bima. The Bima-branded booklet has its own layout and the developer-linked catalogue lists its own house designs. Its two catalogue labels, including the misspelled 'Clluster Bima' and the 10-metre-road option, are best read as internal price and position variants. They have not been evidenced as separate projects with distinct launch dates or legal identities.

Published building and land areas are modest but quite clearly differentiated. A two-bedroom model has 70 sqm of building area and the three-bedroom model has 80 sqm, both on a stated 60 sqm parcel in the developer's standard offers. The additional room could work as a child's bedroom or work space, but it will not magically create a large garden or extensive storage. Plans, room dimensions, stair placement and actual usable internal area would settle how comfortable either house feels. In particular, building area is not the same measurement as plot area, and neither is a substitute for confirming the eventual boundaries of the property being sold.

Road frontage helps explain the catalogue's four advertised prices for only two house layouts. The Bima booklet distinguishes streets of approximately 5–6 metres from a wider 10-metre route, and the developer-linked listings attach higher asking prices to the 10-metre-road category. That distinction has a practical everyday effect: two cars passing, unloading shopping or moving a vehicle into the carport can be easier on a wider street. It does not establish that every road in the illustrative master plan has been completed at its stated width. A buyer needs the selected plot number, final site plan and documented access, not merely a screenshot of the marketing diagram.

Pricing needs similar care. The developer-marked catalogue, last updated in December 2025, showed IDR 525 million and IDR 575 million for its standard two- and three-bedroom houses, with IDR 625 million and IDR 675 million for the versions associated with 10-metre road access. Other agencies have advertised the cluster from IDR 400–460 million, while a 2026 broker listing showed IDR 650 million for a two-bedroom house. These publications cannot be combined into a current, guaranteed rate card. They may concern different units, promotional terms or stale adverts. Even the lowest developer-linked price is only a dated asking-price reference until an identified unit and written offer are available.

Financing advertisements are particularly easy to misunderstand. Marketing copy mentions a booking payment of IDR 5 million, a zero-down-payment promotion and instalments through Indonesian mortgage programmes. Bank approval, borrower eligibility, the applicable interest period and ancillary charges are not established by those statements. A developer promotion is not the same as a bank's signed credit offer. Nor do references to free transfer administration or the BPHTB property-acquisition tax establish which costs a buyer would pay under an actual contract. The full cash requirement has not been verified for any currently available Bima lot.

December 2026 appears on the main catalogue as the proposed completion date. As at 20 October 2026, no independent evidence reviewed here establishes that all Cluster Bima houses have been handed over or that a particular advertised plot is ready to occupy. Photos or rental adverts from the older Aditya Sentana Residence area would not answer that question. A couple of broker descriptions refer to 104 homes, but no final developer-signed master plan or municipal approval corroborates that count. It therefore remains an unverified scale claim, rather than a total-units figure for the project database.

The sales brochure gives some insight into the intended construction standard. It mentions 60-by-60-centimetre floor tiles, gypsum ceilings, a steel roof structure and wooden doors and windows, alongside the living room, kitchen, bedrooms and carport. Those are proposed specifications, not a substitute for the schedule attached to a building contract. Electricity is a good example of why it matters: the developer-linked listings give 1,300 watts, the brochure cites 1,200 watts, and some agency offers show 2,200 watts. Water is described as coming from the public network or a borehole. Actual utility connections and capacity must be established for the chosen house, especially if several air conditioners are planned.

The critical issue for an international buyer is legal eligibility, not which house has the better kitchen layout. Brokers refer to SHM, the certificate associated with Hak Milik land ownership, but none of the individual land certificates was available for inspection. A foreign individual cannot simply take direct Hak Milik title in Indonesia. Different forms of residential use rights are governed by specific conditions and documents, and must not be assumed to apply here. The Indonesian land authority's currently published minimum purchase price for a foreign buyer acquiring a landed home in Bali is IDR 5 billion. Bima's advertised prices fall substantially below that threshold, so this should not be marketed as an ordinary direct foreign-ownership opportunity. Nominee arrangements would not solve the underlying legal problem safely.

The permit position is also unresolved. An agent says SHM and older IMB/SLF paperwork is available, but no certificate or permit was reviewed. PBG is the building-approval process used under the current regulatory framework; SLF concerns a building's fitness for occupation. A brochure rendering proves neither. No parcel-specific zoning approval was established either. These unanswered questions take priority over optimistic claims about appreciation or holiday-let returns. The cluster publishes no independently verifiable occupancy performance, rental management contract, net yield history or established short-stay operating permissions.

For someone eligible to purchase a local family house, Bima is worth examining as a practical floor-plan and access-road choice in Kerambitan. Its appeal is not based on a promised investment return: it lies in whether a compact two-storey house can meet everyday needs at a price and on a legal basis the purchaser can actually secure. That conclusion can change from one lot to the next. Before paying, the named seller, land certificate, approved plans, agreed specification, payment route and handover remedies need to describe the same identified property.