Giri Permata Residence

There are two housing programmes within the same registered location. SiKumbang lists 18 subsidised homes, with two shown as sold, alongside six commercial homes, with zero recorded as sold. The figures should be read as registry entries, not verified live inventory. No public timestamp tells us when an individual sale counter was last reconciled with reservations, completions or conveyances. Nor does the entry establish whether the remaining homes are finished or ready for occupation. A buyer should distinguish the number recorded under a development from the particular plot and house that can be inspected and contracted for. Neither the housing types nor their registration creates a reliable handover date, and no separate phase with its own independently documented identity has emerged from the sources examined.

For the commercial product, the published configuration is a two-bedroom, one-bathroom Type 36 house: 36 square metres of building area on 115 square metres of land. This is a small home, not a 115-square-metre residence. The land figure describes a plot, but it does not tell a buyer how much outdoor space remains usable after setbacks, access and services. SiKumbang's technical schedule identifies block walls, a stone foundation and 40-by-40-centimetre ceramic floor tiles. These details make the specification more concrete than a generic sales slogan, although they say little about installation quality, current condition, drainage, water pressure or what is included on handover. The layout needs to be understood room by room, especially if the owner expects a work area, storage or future changes.

A smaller Type 32 is registered under the subsidised category. It contains two bedrooms and one bathroom within 32 square metres of building area, with an 80-square-metre plot. The described materials are broadly similar to those of the commercial home, but the floor-tile specification is 30 by 30 centimetres. The practical difference is not simply four square metres. Indonesia's subsidised home-finance programme is intended for qualifying Indonesian residents, including applicants who have not previously owned a home or received the relevant housing subsidy. These are eligibility-controlled homes, not an unrestricted low-cost inventory available to every prospective purchaser. A foreign buyer should not treat the Type 32's published price as an attainable entry point merely because the project appears on an open government website.

The prices need equal care. SiKumbang displays IDR 170 million for the commercial Type 36 and IDR 146 million for the subsidised Type 32. Those were the values visible when checked on 16 October 2026, rather than a dated, signed offer for any named unit. Another source gives a very different kind of number: Brighton advertised an 80-square-metre parcel described as being in Giri Permata Residence for IDR 180 million, dated 17 June 2026. It is a land listing, not an advertised completed Type 36 house, and it does not identify the contractual or subsidy history of that parcel. Several appearances of the same agent's listing should not be mistaken for multiple independent transactions. None of these price points supports a calculation of appreciation, achievable rent or available developer stock.

Location precision is a real limitation of the public record. The registry identifies Baluk, Kecamatan Negara, Kabupaten Jembrana, Bali. It also supplies a marketing-office address in Banjar Anyar, Desa Air Kuning. Those are not interchangeable: the sales office must not be geocoded as though it were a residential plot. A verified street address, estate entrance and parcel-level coordinates have not been established. Without them, comparisons based on driving times, access roads, nearby services or flood exposure would be invented precision. Even within one village, those circumstances may vary materially from one plot to the next. The sensible geographical description is therefore the confirmed village and district, not a pin placed at the centre of an approximate neighbourhood.

International buyers face another, more decisive mismatch. Indonesia does not treat freehold land ownership, Hak Milik, as a generally available title for foreign individuals. Residential rights such as Hak Pakai operate under separate conditions, and the exact route requires both an eligible purchaser and suitable project documents. Under ATR/BPN Decree No. 1241/SK-HK.02/IX/2022, which the ministry's legal database still marks as in force, the minimum price for a landed home acquired by a foreign national in Bali is IDR 5 billion. That is far above the estate's published commercial-house price. This does not amount to a legal opinion on an unseen contract, but it is a strong reason not to market the advertised homes as straightforward foreign-owned landed property. No project-specific long-term lease or alternative legally documented acquisition arrangement was found.

The remaining due diligence is more basic than rental forecasts. Public material does not establish the title covering the estate or the title that would be transferred for a particular home; neither does it provide a checked PBG building approval, SLF fitness-for-occupation certificate, site-level land documents, signed payment terms or a reliable completion and handover record. The absence of those documents from open sources is not proof that they were never issued. Similarly, a named company in SiKumbang is evidence of its stated development role, not proof that it is the seller on every contract or that a purchaser's money will be paid to that entity. Giri Permata Residence can be identified and its published housing types explained. Whether any individual home is marketable, deliverable and legally suitable for a specific buyer remains a separate, document-led question.