EDEM II Santorini Residences

The name creates an easy source of confusion. Some listing platforms call the scheme Edem Villas II or Edem Villas 2 by BREIG, while the developer uses EDEM II Santorini Residences. These appear to describe the same second development. EDEM I, although nearby and sold by the same brand, has its own product offering and must not be used as a shortcut for verifying EDEM II. Within the second project, Apollo and Artemis appear as names for smaller residential clusters. Other building and layout names appear on the project's documentation request page. At present, the public material does not establish a separate, document-backed product boundary for each of them, so this profile covers EDEM II as a whole.

The smaller homes need more careful reading than their floor areas suggest. BREIG shows a 28-square-metre apartment, plus condo-villa variants measuring 33 and 40 square metres. An apartment is presented as a private residence supported by shared pools and common facilities. A condo-villa is marketed with a more independent, villa-like feel, yet the detailed sales descriptions say that a private pool or rooftop can be an extra rather than a standard inclusion. Those are important distinctions when you are deciding what everyday life would be like in the property. A compact unit without its own kitchen, for example, is a very different choice for a long stay than one with a proper cooking area. The final equipment schedule matters as much as the type name.

At the larger end, the developer markets separate villas with one, two or three bedrooms. Its current project page describes private pools, gardens and kitchens for those homes and gives example sizes of 120, 140 and 263 square metres. These are sales specifications, not a survey of completed buildings. A partner sales portal sometimes gives different figures for ostensibly similar models, such as 138 square metres for a two-bedroom villa. An interior plan can also treat covered terraces, roof space and enclosed rooms differently. Anyone comparing two offers should ask for the same area definitions, a dimensioned drawing and the land or outdoor area attached to the particular villa. A larger number on a brochure does not necessarily mean more usable indoor space.

Location is another place where a development-level promise has limits. EDEM II is promoted as a property on the heights above Nusa Dua, in the southern Bukit Peninsula. Property databases place it around Jalan Celagi Nunggul and Jalan Krenyong in Benoa, South Kuta, Badung Regency. This gives a much better practical reference than simply saying “Bali”, although the project boundaries and access road have not been matched against a cadastral plan. The hillside is part of the appeal: elevated sites can command open views and a sense of separation from the busier coast. But the ocean view, slope, orientation and access route of one unit may not resemble those of another, especially across different blocks.

The developer describes a resort-style setting rather than a conventional row of houses. Pools, spa facilities, Greek-inspired hot and cold bathing areas, a gym, dining and coworking space are among the amenities advertised. These could make short visits more convenient and give residents alternatives to leaving the compound for every meal or activity. For an owner, however, shared facilities also bring service costs and management decisions. It is worth learning whether the advertised spaces belong to the first handover phase or will follow later, whether any are open to paying outsiders, and which expenses sit with individual owners. The public pages outline an ambition for the complex; they do not establish that all facilities are operating today.

The entry price displayed on BREIG's main project page is US$97,500. Treat this as the lowest advertised marketing reference, not as a live offer for a reserved or immediately purchasable unit. On the more detailed page, a 33-square-metre condo-villa starts at US$99,950, a 28-square-metre apartment at US$120,000 and a three-bedroom villa at US$469,000. This is a broad price ladder. It also reflects units with very different delivery dates, fit-out requirements and possible extras. BREIG says its final currency calculations are made in Indonesian rupiah even where dollars and euros are shown for convenience. That raises practical questions about the invoice currency, exchange-rate mechanism, closing costs and payment dates; none can safely be inferred from a dollar headline.

Scheduling is the clearest example of why the individual contract matters. The headline project page targets the fourth quarter of 2027. The villa and condo-villa cards on the same page specify the first quarter of 2028, while the newly marketed apartment phase is shown for the fourth quarter of 2028. A separate BREIG landing page still gives the third quarter of 2027, and the partner sales system broadly lists 2028. Those dates are not interchangeable. A buyer hoping to move in for a particular school term needs a commitment covering their building, fit-out and handover requirements, not a date printed beside the overall project name. The public evidence supports describing EDEM II as a development in progress, not as an already delivered residential community.

There is also no settled public unit count. Balinsky, BDA and a property portal display 62 residences, while BREIG's own partner inventory is divided into 20 apartments and 131 villas. It is not clear whether they are counting different subphases, using an earlier master plan or classifying condo-villas differently. The difference has real consequences. The density of the completed scheme influences how private the paths and pools feel, how common facilities are used and how much similar rental supply may come from within the project itself. Rather than publishing a single reassuring count, we would want to see the latest approved site plan, a building-by-building inventory and a clear explanation of which sections are included in each figure.

BREIG is the publicly identified developer brand, but branding is not the same as knowing who will owe obligations under a sale or lease agreement. The project website footer names PT BREIG JAYA PROPERTI. The main corporate website also identifies PT NEXT LEVEL GROUP as the operator of its marketing platform. Both statements can be true if the companies have separate roles. What remains unresolved is the legal identity of the landholder, the development entity, the party contracting with each buyer and the intended recipient of instalment payments. A marketing page cannot establish that chain of authority. The names and relationships need to be explicit in the signed documents and supported by registration and land records.

The proposed acquisition is marketed as a contractual long lease extending to a date in 2055, with renewal language attached. It should not be mistaken for indefinite ownership of Indonesian land. Hak Milik is land ownership under Indonesian law, Hak Pakai is a different form of land-use right, and a contractual lease needs to be analysed on its own terms. The rules applicable to a foreign individual can also differ from those relevant to an Indonesian entity or another kind of buyer. In this case, the public material does not reveal the underlying land title, the exact commencement date of the individual lease, how a resale works or whether renewal is enforceable without a new price negotiation. The promised extra period is only as useful as the clause that secures it.

Building approvals require similar precision. A PBG is the Indonesian building approval relevant to construction; an SLF concerns a completed building's fitness for its intended use. The EDEM II landing page offers copies of its PBG, zoning papers, land records and agreement templates on request, rather than providing accessible documents that can be matched to a particular parcel. The partner sales page, meanwhile, describes PBG as still in progress. That discrepancy does not prove the document is missing, but it certainly does not prove that an approval has been issued for every phase. Marketing descriptions of a tourism or “pink” zone are not a substitute for a verified land-use extract. Proposed holiday rentals also need to fit the actual permitted use and operating arrangements.

BREIG proposes to manage the homes after completion, including housekeeping, maintenance and rentals. That could appeal to an overseas owner who will not be on Bali to deal with guest turnover and minor repairs. It also changes the economics and the owner's control. Management charges, exclusive letting clauses, personal-use windows, maintenance reserves, reporting obligations and termination rights all matter. The promotional material features yield projections and assumptions about future price growth, but those are not evidence of net income from a particular unit. Actual results would depend on opening dates, occupancy, nightly rates, competing rooms, operating costs and taxes. Comparable performance from an older BREIG property cannot settle the economics of a new phase that has not yet been handed over.

EDEM II is therefore most interesting as a range of possible ways to use a south Bali residence, rather than a single finished investment product. A studio-sized apartment may suit occasional stays with shared amenities. A condo-villa could appeal to someone who wants a more private feel without committing to a full-size house. A larger pool villa changes the equation again, offering outdoor living while adding maintenance responsibilities and a higher capital outlay. None of these should be judged solely by a projected return or a view from the marketing materials. The decision becomes more solid once the actual unit, building timetable, legal chain, land-use approvals and management contract have been reviewed together. Until then, the concept is clear; several transaction-critical details remain open.