The place
Wake up to the largest marine protected area in the Coral Triangle.
7,000 m² of beachfront at Sedeoen: 45 m of sea frontage, about 160 m deep, facing west into the Savu Sea. Walled, powered, watered and zoned.
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One walled rectangle with exceptionally fertile and stable soil for beachfront land, and nothing between it and the water. It sits between T-Land and Suckies, just in front of Dickson’s Right: 400 m south, then paddle out to the outer reef. Nemberala Bombie, Squillers and 1 Palm lie off the moored sailboats.
↓ Site planValue
IDR1,750,000
≈ USD 99 / m² · per m², beachfront, serviced and zoned
Every other parcel on this coast is raw land: no wall, no power, no water, no survey and no zoning. A foreign buyer needs the company and the HGB conversion on top of all of it.
Rote
Sakunamo and Bersialu are a boat ride from the frontage. On a high tide the boat leaves from the front.
Life
Established neighbours, Rote Island Villas, Mulia Bungalows and 81 Palms among them, and still set back far enough from the main road for the nights to stay quiet.
Getting here
Bali to Kupang is 1 h 50 by air, then 20 minutes by air or 2 hours on the fast ferry. Ba'a harbour to the gate is 36 km.
Title
Freehold/HGB: the registered title is HGB, and the Indonesian company that holds it is part of the sale.
Registered, transferred and zoned already. Take the company and the whole thing moves in one step.
Land
Rising evenly from the beach to about 8.6 m at the rear, a five per cent grade, so the back looks over the front.
Where
Sedeoen, on the west coast, with Nemberala and Boa just down the sand.
2.2 km from the Nemberala core, on a road already lined with operating villas and bungalows. Close enough for dinner and a boat, far enough to stay quiet.
Sedeoen, the land
0 km
A walled 7,000 m² rectangle on the west coast, one track behind the beach.
Nemberala
2.2 km south, about 8 min
The core: warungs, bungalows, dive shops and the channel the surf boats leave from.
Boa
9.7 km south, about 18 min
Long beach. Past it the surf goes weak and inconsistent and the road turns rough, which is what keeps this band finite.
A minute over the parcel, at the hour that matters.
Aerial tour · 0:54
One pass over the frontage, the walled boundary and the reef in front of it, at the end of the day. The full drone reel comes with the document set.
Straight answers
What this is, and what it isn't.
It is beachfront
Forty-five metres of sea frontage, a low front wall kept low for the view, and then the sand. The reef beyond keeps the frontage clear of seaweed farming.
It is already serviced
345 m of reinforced natural-stone wall, PLN grid power at 7,700 VA, a water well with tanks and a pressure pump, and live Starlink. The value is already in the ground.
Swimming is tidal, and the southern approach is unpaved
Sandy beach over reef, best at mid to high tide, comparable to Bingin. The access along the full southern boundary is cleared and graded rather than paved.
Freehold/HGB, held through a company
The registered title is HGB, and the Indonesian company holding it is for sale with the land, so a foreign buyer keeps that structure rather than building one.
One parcel, sold by the owner
Quiet days, a clear sea, and every sunset of the year landing in front of you.
And neighbours who know your name: a small coast, Rotenese and foreign alongside, on first-name terms within weeks. Questions go to the owner directly, with no agent and no commission.
Usually answered within a day, from Rote or Kupang time.