Welcome to Rote Island Indonesia’s Hidden Surf Haven
Beachfront Investment
Beachfront Investment
Rote Island
Rote Island
Rote Island
Indonesia's
Southern Jewel
Indonesia's
Southern Jewel
Indonesia's
Southern Jewel
Rote Island is the southernmost inhabited island in Indonesia, part of East Nusa Tenggara province near Timor. Known for its pristine beaches, vibrant surf culture, and welcoming community, Rote is often described as "Bali 30 years ago."
Rote Island is the southernmost inhabited island in Indonesia, part of East Nusa Tenggara province near Timor. Known for its pristine beaches, vibrant surf culture, and welcoming community, Rote is often described as "Bali 30 years ago."
Rote Island is the southernmost inhabited island in Indonesia, part of East Nusa Tenggara province near Timor. Known for its pristine beaches, vibrant surf culture, and welcoming community, Rote is often described as "Bali 30 years ago."
Location & Geography
Rote (or Roti) lies southwest of Timor, bordered by the Savu Sea and Timor Sea. It spans approximately 1,280 km² and includes several surrounding islets.
Population & Culture
As of mid-2022, the island’s population was estimated at 148,800. The majority are Christian, reflecting historical missionary influence.
Capital & Neighboring Islands
The capital town, Ba’a, is the island’s main port and administrative hub. Nearby islands include Ndao and Pamana (Ndana) — the southernmost point of Indonesia.
Location & Geography
Rote (or Roti) lies southwest of Timor, bordered by the Savu Sea and Timor Sea. It spans approximately 1,280 km² and includes several surrounding islets.
Population & Culture
As of mid-2022, the island’s population was estimated at 148,800. The majority are Christian, reflecting historical missionary influence.
Capital & Neighboring Islands
The capital town, Ba’a, is the island’s main port and administrative hub. Nearby islands include Ndao and Pamana (Ndana) — the southernmost point of Indonesia.
Location & Geography
Rote (or Roti) lies southwest of Timor, bordered by the Savu Sea and Timor Sea. It spans approximately 1,280 km² and includes several surrounding islets.
Population & Culture
As of mid-2022, the island’s population was estimated at 148,800. The majority are Christian, reflecting historical missionary influence.
Capital & Neighboring Islands
The capital town, Ba’a, is the island’s main port and administrative hub. Nearby islands include Ndao and Pamana (Ndana) — the southernmost point of Indonesia.
Experience Luxury Growth Shaped
By Surf & Nature
Experience Luxury Growth Shaped
By Surf & Nature
Experience Luxury Growth Shaped
By Surf & Nature
As luxury brands and boutique resorts take root on Rote’s pristine shores, the island is evolving into a destination where elevated living coexists with untamed natural beauty. From eco-conscious developments and investor-ready land to iconic surf breaks like T-Land and Bo’a, Rote offers a rare blend of opportunity, adventure, and authenticity.
As luxury brands and boutique resorts take root on Rote’s pristine shores, the island is evolving into a destination where elevated living coexists with untamed natural beauty. From eco-conscious developments and investor-ready land to iconic surf breaks like T-Land and Bo’a, Rote offers a rare blend of opportunity, adventure, and authenticity.
Island Lifestyle & Culture
Rote offers a slow-paced, community-driven lifestyle shaped by agriculture, fishing, and family values — a refreshing change from urban life.
01
Island Lifestyle & Culture
02
Surf Culture
03
Resorts & Projects
04
Real Estate
01
Island Lifestyle & Culture
Island Lifestyle & Culture
Rote offers a slow-paced, community-driven lifestyle shaped by agriculture, fishing, and family values — a refreshing change from urban life.
02
Surf Culture
Surf Culture
T-Land at Nembrala Beach attracts surfers worldwide with its world-class left-hand break, especially during peak swells from June to September.
03
Unique Vacation Homes
Resorts & Projects
Luxury brands like Nihi Hotels are expanding into Rote, with Nihi Rote launching 25 eco-luxury villas at Bo’a Beach (opening expected in late 2025).
03
Unique Vacation Homes
Resorts & Projects
Luxury brands like Nihi Hotels are expanding into Rote, with Nihi Rote launching 25 eco-luxury villas at Bo’a Beach (opening expected in late 2025).
01
Island Lifestyle & Culture
Rote offers a slow-paced, community-driven lifestyle shaped by agriculture, fishing, and family values — a refreshing change from urban life.
02
Surf Culture
T-Land at Nembrala Beach attracts surfers worldwide with its world-class left-hand break, especially during peak swells from June to September.
03
Resorts & Projects
Luxury brands like Nihi Hotels are expanding into Rote, with Nihi Rote launching 25 eco-luxury villas at Bo’a Beach (opening expected in late 2025).
04
Real Estate
Opportunities range from beachfront lots to hilltop retreats ideal for resorts, villas, wellness centers, and eco-lodges. Land is still relatively affordable, and zoning remains investor-friendly.
05
T-Land
06
The Bommie
07
Squealers
08
Sucky Mama’s
09
Bo’a
T-Land
Long, left-hand reef break with two main take-off points. Best May–November. Accessible by boat or walk at low tide. Bring reef booties and binoculars.
05
T-Land
T-Land
Long, left-hand reef break with two main take-off points. Best May–November. Accessible by boat or walk at low tide. Bring reef booties and binoculars.
06
The Bommie
The Bommie
Short, powerful right-hand break. Best at low/medium tide. Located 300m north of T-Land. Access via paddle or boat. Early mornings are recommended.
03
Unique Vacation Homes
Squealers
Gentle, fun wave for beginners or longboarders. Best on high/medium tide. Easy paddle from the beach.
03
Unique Vacation Homes
Squealers
Gentle, fun wave for beginners or longboarders. Best on high/medium tide. Easy paddle from the beach.
05
T-Land
Long, left-hand reef break with two main take-off points. Best May–November. Accessible by boat or walk at low tide. Bring reef booties and binoculars.
06
The Bommie
Short, powerful right-hand break. Best at low/medium tide. Located 300m north of T-Land. Access via paddle or boat. Early mornings are recommended.
07
Squealers
Gentle, fun wave for beginners or longboarders. Best on high/medium tide. Easy paddle from the beach.
08
Sucky Mama’s
Fast, right-hand reef break. 10-minute boat ride north of T-Land. Great on any tide, but trade winds can affect conditions after morning.
09
Bo’a
Consistent right-hander 20 minutes by motorbike. The best early morning is during the dry season.
Infrastructure & Access
Getting to Rote is a breeze fly from Bali to Kupang in 1.5 hours, then hop on a quick flight or fast ferry to the island. Once you arrive, enjoy smooth paved roads, 24/7 electricity, clean water access, and strong 3G/4G coverage. Remote paradise, modern convenience.
Flights from Bali (DPS) to Kupang (KOE) take approximately 1.5 hours and are operated by Batik Air, Citilink, and Lion Air. From Kupang, Wings Air offers daily flights to Rote (RTI), with a flight duration of around 30 to 35 minutes, landing at David Constantijn Saudale Airport.
Fast Ferry: Express Bahari departs Kupang at 9:00 AM daily, arriving in Ba’a around 11:00 AM. Return trip departs Rote at 12:00 PM.
Paved roads connect key towns and beaches, making transportation convenient across the region. Electricity is available 24/7 in most areas, ensuring a reliable power supply. Public water systems and private wells are widespread, providing consistent access to water. Additionally, 3G and 4G mobile coverage is available, with satellite internet options serving more remote locations.
Luxury brands like Nihi Hotels are expanding into Rote, with Nihi Rote set to open 25 eco-luxury villas at Bo’a Beach by late 2025. The island also features boutique resorts such as Seed Resort, T-Land Resort, Manduna Resort, 81 Palms, and Eliana Resort & Spa, offering upscale beachfront stays. Real estate opportunities include beachfront and hilltop land ideal for villas, resorts, and eco-lodges, with affordable prices and investor-friendly zoning.
One-Day Access
to Rote Island
One-Day Access
to Rote Island
Travel to Rote Island can now be completed within a single day, following the reintroduction of afternoon flight connections between Kupang and Rote operated by Wings Air. Previously, limited scheduling often required an overnight stay in Kupang prior to onward travel by ferry or Susi Air the next morning. While same-day access via the slow ferry was technically feasible, the extended travel time made it a less practical option. The current flight schedule allows for morning arrival in Kupang and a seamless afternoon transfer to Rote by air. Upon reaching Rote—either via the airport or the Ba’a ferry port—travelers are welcomed by the island’s distinctively tranquil atmosphere. For those continuing to Nemberala, the overland journey takes approximately 45 to 60 minutes. Advance transportation arrangements are strongly recommended due to limited availability on arrival.
Why Invest
inRote?
Why Invest
inRote?
Rote Island offers a rare blend of untouched beauty and growing accessibility, with daily flights and fast ferry connections via Kupang. The island is experiencing steady infrastructure development, including improvements in roads, power supply, and water access, along with expanding 3G/4G digital connectivity. A vibrant community centered around surf culture and sustainable living is emerging, marked by a rise in eco-resorts and boutique villas. Rote is gaining popularity among surfers, yachtsmen, and digital nomads, while its low-density zoning ensures a commitment to long-term, sustainable growth. For investors, Rote presents high return potential with the advantage of entering an emerging market early. The growing demand driven by surf tourism and remote work trends, combined with land prices still significantly lower than those in Bali, Lombok, or Sumba, makes Rote a compelling opportunity.
9,550 sqm (Leasehold)
4,070 sqm (Leasehold)
2,235 sqm (Leasehold)
5,981 sqm (Freehold)
Nemberala Beachfront Land
Rote is a gem located at the southern end of the Indonesian archipelago, near Timor. It is an unspoilt island with friendly locals and good infrastructure – paved roads and 24/7 electricity and water supply.
Starting Price:
IDR 6,433,000,000
Total Area:
9,550 sqm
tourism
Zoning
t-land
View
5m road
Access
Automate
Use AI-driven insights to curate, create, and schedule posts across multiple platforms. Our tool optimizes post timing and content for maximum engagement, while you focus on strategy.
Analyze
Track your performance with real-time analytics and reports. Our AI continuously learns from your audience interactions, helping you refine your strategy and grow your social media presence effortlessly.
9,550 sqm (Leasehold)
4,070 sqm (Leasehold)
2,235 sqm (Leasehold)
5,981 sqm (Freehold)
Nemberala Beachfront Land
Rote is a gem located at the southern end of the Indonesian archipelago, near Timor. It is an unspoilt island with friendly locals and good infrastructure – paved roads and 24/7 electricity and water supply.
Starting Price:
IDR 6,433,000,000
Total Area:
9,550 sqm
tourism
Zoning
t-land
View
5m road
Access
Automate
Use AI-driven insights to curate, create, and schedule posts across multiple platforms. Our tool optimizes post timing and content for maximum engagement, while you focus on strategy.
Analyze
Track your performance with real-time analytics and reports. Our AI continuously learns from your audience interactions, helping you refine your strategy and grow your social media presence effortlessly.
9,550 sqm (Leasehold)
4,070 sqm (Leasehold)
2,235 sqm (Leasehold)
5,981 sqm (Freehold)
Nemberala Beachfront Land
Rote is a gem located at the southern end of the Indonesian archipelago, near Timor. It is an unspoilt island with friendly locals and good infrastructure – paved roads and 24/7 electricity and water supply.
Starting Price:
IDR 6,433,000,000
Total Area:
9,550 sqm
FAQs
FAQs
FAQs
Answering
Your Questions
Answering
Your Questions
Answering
Your Questions
Got more questions? Send us your enquiry below
Got more questions? Send us your enquiry below
Got more questions? Send us your enquiry below
Can foreigners own land in Rote?
Not directly. Foreigners can lease land (typically for 25–30 years, with the option to extend up to 80 years in total) or establish a foreign-owned company (PT PMA) to obtain commercial usage rights.
Can foreigners own land in Rote?
Not directly. Foreigners can lease land (typically for 25–30 years, with the option to extend up to 80 years in total) or establish a foreign-owned company (PT PMA) to obtain commercial usage rights.
Can foreigners own land in Rote?
Not directly. Foreigners can lease land (typically for 25–30 years, with the option to extend up to 80 years in total) or establish a foreign-owned company (PT PMA) to obtain commercial usage rights.
Can I use a nominee to purchase freehold property in Rote?
No. Indonesian law no longer recognizes the nominee structure and therefore does not offer legal protection for the investor. For foreign buyers interested in freehold property, it is highly recommended to set up a PT PMA to obtain legal and secure commercial usage rights.
Can I use a nominee to purchase freehold property in Rote?
No. Indonesian law no longer recognizes the nominee structure and therefore does not offer legal protection for the investor. For foreign buyers interested in freehold property, it is highly recommended to set up a PT PMA to obtain legal and secure commercial usage rights.
Can I use a nominee to purchase freehold property in Rote?
No. Indonesian law no longer recognizes the nominee structure and therefore does not offer legal protection for the investor. For foreign buyers interested in freehold property, it is highly recommended to set up a PT PMA to obtain legal and secure commercial usage rights.
Do I need to set up a PT PMA for leasehold purchases in Rote?
No. Foreigners can legally hold leasehold property in their own name without setting up a PT PMA. However, if the lease is for business purposes—such as running a resort or renting it out—it’s advisable to establish a PT PMA to operate legally and obtain the necessary commercial licenses.
Do I need to set up a PT PMA for leasehold purchases in Rote?
No. Foreigners can legally hold leasehold property in their own name without setting up a PT PMA. However, if the lease is for business purposes—such as running a resort or renting it out—it’s advisable to establish a PT PMA to operate legally and obtain the necessary commercial licenses.
Do I need to set up a PT PMA for leasehold purchases in Rote?
No. Foreigners can legally hold leasehold property in their own name without setting up a PT PMA. However, if the lease is for business purposes—such as running a resort or renting it out—it’s advisable to establish a PT PMA to operate legally and obtain the necessary commercial licenses.
What are the projected returns?
Returns are projected up to 15% annually, based on a mix of hospitality revenue streams.
What are the projected returns?
Returns are projected up to 15% annually, based on a mix of hospitality revenue streams.
What are the projected returns?
Returns are projected up to 15% annually, based on a mix of hospitality revenue streams.
Can I run a resort or guesthouse as a foreigner?
Yes, through a PT PMA structure, which allows commercial operations and land use rights legally under Indonesian law.
Can I run a resort or guesthouse as a foreigner?
Yes, through a PT PMA structure, which allows commercial operations and land use rights legally under Indonesian law.
Can I run a resort or guesthouse as a foreigner?
Yes, through a PT PMA structure, which allows commercial operations and land use rights legally under Indonesian law.
Is the internet reliable?
Yes. Surf resorts and digital nomads operate year-round using 3G/4G and satellite connectivity.
Is the internet reliable?
Yes. Surf resorts and digital nomads operate year-round using 3G/4G and satellite connectivity.
Is the internet reliable?
Yes. Surf resorts and digital nomads operate year-round using 3G/4G and satellite connectivity.
What is the best time of year to visit or rent properties?
May to November is peak dry and surf season — ideal for rentals and tourism revenue.
What is the best time of year to visit or rent properties?
May to November is peak dry and surf season — ideal for rentals and tourism revenue.
What is the best time of year to visit or rent properties?
May to November is peak dry and surf season — ideal for rentals and tourism revenue.
Are property management services available?
Yes. Several local firms offer maintenance, rentals, and hospitality services.
Are property management services available?
Yes. Several local firms offer maintenance, rentals, and hospitality services.
Are property management services available?
Yes. Several local firms offer maintenance, rentals, and hospitality services.
Download the Rote Island
Investment Pack
Download the Rote Island
Investment Pack
Testimonials
Testimonials
Testimonials
Hear From
Our Clients
Hear From
Our Clients
Hear From
Our Clients
Hear from our happy clients about their journey finding the perfect property and the trusted service they received throughout the process.
Hear from our happy clients about their journey finding the perfect property and the trusted service they received throughout the process.
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
As a property developer in Bali, I’ve worked with multiple agents over the years. What stood out was Peter’s performance — he successfully sold six of my properties in just two months.
Pramod
Peter is a true professional — responsive, reliable, and aligned with our goals. He’s helped us secure prime land and continues to exceed expectations. Highly recommended.
Rasmus
A great experience with Harcourts — despite early challenges, their patience and support made all the difference.
Alessandro
I connected with Harcourts Purba Bali while searching for land for an Eco Village. As a foreigner, I found their diligence and knowledge of local laws incredibly helpful
Pramod
Siti, Eugene, and the team helped me secure my dream villa in Bali. Despite a complicated process, their support made it happen. Highly recommended!
Lili Tjandra
Buying land in Bali was nerve-racking, but Eugene from Harcourts made it easy and trustworthy. I fully recommend him and his team!
David Paterson
