Ready Soon 2 Bedrooms Luxury Villa for Sale Freehold in Lombok

Ready Soon 2 Bedrooms Luxury Villa for Sale Freehold in Lombok

Lombok, Bali

$294k

Price

2

Bedrooms

75%

Occupancy

2 Bathrooms
Ownership: Freehold
Land: 268 m²
Build: 165 m²
Est. Revenue: $49k/yr
Avg Nightly Rate: $179

How it compares in Lombok

  • Expected occupancy of 75% compares with a 69% median across 45 tracked Lombok villas.
  • Its expected nightly rate of $179 sits above the Lombok median of $176.
  • Brixfox ranks its projected net yield in the top half of the 43 live Lombok listings it tracks.
How Brixfox computes these figures

Investment Analysis

This Villa BE-2447 located in Lombok is for sale with Freehold ownership for EUR253,206, IDR5,189,531,716

Price
$294,000
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Ready Soon 2 Bedrooms Luxury Villa for Sale Freehold in Lombok

Lombok · Ref BF-1116996Source · Bali Exception · listed 8 Sept 2026
Asking price · Freehold
$294,000
Net yield
6.4%
Fully managed · Non-resident tax
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AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
165 m²
Land
268 m²
Brixfox Score 95 · A+· top 10%Financial analysis ↓
Financials

What it earns, what it costs to own, and the net yield

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager's commission, charged on top of the Airbnb/Booking channel fees (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission; the channel fees stay, because the platform is paid whoever manages, and you pay staff/local operations, a higher cleaning residual and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
6.4%
$20,324 net operating income /yr
Gross yield · all-in basis
15.3%
−8.9 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Lombok — live calendar data.

No Airbnb match on file

We have not confirmed this exact villa on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$179
Expected booked rate (market-calibrated)
Expected occupancy
75%
Full-year estimate, market-calibrated
Projected annual revenue
$48,709
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jul +25% · Low Feb -15%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 6.6% of price, auto-calculated
$19,440
BPHTB (freehold transfer tax)$14,700
Notary & registration$1,800
Legal fees$2,940
Renovation budget· Move-in ready. No renovation budgeted.
$
Furniture & STR launch· default STR launch only (delivered furnished)
$
All-in investment
$318,840
+8.4% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
$48,709
Management fee
% of revenue−$9,742
OTA / channel fees
% of revenue−$2,435
Staff & local operations
% of revenue$-0
Cleaning (net of guest fees)
% of revenue−$1,948
Utilities, insurance & consumables
% of revenue−$3,897
Lodging / tourist tax
% of revenue−$4,871
Maintenance reserve
% of price−$2,940
Annual property tax
% of price−$294
Local income tax
% of profit−$2,258
Net operating income
$20,324/yr
Net yield on all-in investment
6.4%

Total return, if prices move

Net yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%4% · Lombok 5-yr avg — historical, not a forecast8%
Indicative total return
6.4%/yr
6.4% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
Want this analysis as a 7-page underwriting report?

AI photo analysis vs the comp set · Route-based net yields (all structures) · Bid ladder & negotiation anchors · Due-diligence plan & red flags

Evidence

Where it sits, and who confirms it

Comp table: Market evidence ↑ in Financials

Location

Agency pin · unverified

Lombok

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Verdict

Score, and what could go wrong

Brixfox Score

95A
LocationAverage
Emerging or secondary location
Rental YieldStrong
6.4% net yield on all-in cost
OccupancyGood
75% average occupancy
Nightly RateGood
$179 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceAverage
268 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureStrong
Freehold ownership
Strong net yield at 6.4% (fully managed, on all-in cost) — outperforms most villas in this market
Stunning visuals (9/10) — commands premium nightly rates
Freehold ownership — maximum long-term security
Secondary location — rental demand may be lower than premium areas
Compact plot at 268 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-19 pts occupancy55%$14,0874.4%
-9 pts occupancy65%$17,2055.4%
Expected75%$20,3246.4%
+11 pts occupancy85%$23,4437.4%

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

TenureFreeholdno lease decay · no amortisation
Payback8.8 yearsfrom net rent at the expected case
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Villa Underwriting Report

7-page PDF · one-time purchase · this property

  • AI photo analysis vs the comp set
  • Route-based net yields (all structures)
  • Bid ladder & negotiation anchors
  • Due-diligence plan & red flags
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Source · Bali Exception

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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — Airbnb/Booking channel fees whoever manages, then either a full-service management commission or the staff/local operations a self-managing owner buys back, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.