OFFPLAN OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2521

OFFPLAN OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2521

Lombok, Bali

$421k

Price

9.1%

ROI

3

Bedrooms

37%

Occupancy

3 Bathrooms
Ownership: freehold
Land: 745 m²
Build: 421 m²
Est. Revenue: $42k/yr
Avg Nightly Rate: $314

Investment Analysis

Located in the serene coastal area of Lombok, this off-plan villa offers a peaceful retreat just moments away from pristine beaches, local cafes, and scenic spots perfect for relaxation or exploration. Its prime location ensures easy access to both nature and daily conveniences.This exclusive development features 8 exceptional villas, thoughtfully crafted with a refined modern-tropical concept that blends natural elements, soft wooden finishes, and sleek minimalist lines. The interiors exude warmth and tranquility through gentle textures and neutral tones, while expansive glass openings invite abundant natural light and a seamless indoor–outdoor flow. Additionally, buyers have the rare option to acquire the land and design a bespoke villa tailored entirely to their vision, creating a truly personal sanctuary in paradise. Outdoor spaces open up to a refreshing garden area with captivating views of the surrounding landscape and ocean in the distance. It’s the perfect blend of tranquility and contemporary coastal living. An ideal home or investment for those seeking a serene island lifestyle in one of Lombok’s most promising areas.

Bali Exception
Lombok / Areguling

OFFPLAN OCEAN VIEW 3 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2521

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
421 m²
Land Plot
745 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$91K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,387/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$314/night
50% ($157)Brixfox estimate($314/night)200% ($627)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$28,639
Airbnb data$314/night · 37% occupancy
Rental income
$314/night · 37% occ.
$41,967
Running costs (20%)
Utilities, cleaning, maintenance
-$8,393
Income tax (10%)
Indonesian rental income tax
-$4,197
Property tax
Annual property tax
-$737
Net income
6.8% ROI
$28,639

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$421,333
BPHTB (freehold transfer tax)$21,067
Notary & registration$1,800
Legal / due diligence$4,213
Total acquisition costs$27,080
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$10,525
($0–$21,050)
Furnishing & STR launch
3bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$42,900
All-in investment$501,838

Gross yield (asking)

10.0%

True gross yield (all-in)

8.4%

Bali estimates assume freehold (Hak Milik) acquisition via PT PMA. Leasehold (Hak Sewa) deals have lower transfer costs (~1% vs 5% BPHTB). Renovation rates calibrated to Bali contractor pricing. Working capital not included.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lombok.

$3.1M$2.4M$1.6M$785K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $421K
Capital appreciation
Property value growing at +4%/yr based on Lombok market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$513K
+22%
Rental Income
+$152K
Total Position
$665K
+58%
9.5%/yr
Year 10
Capital Value
$624K
+48%
Rental Income
+$328K
Total Position
$952K
+126%
8.5%/yr
Year 20
Capital Value
$923K
+119%
Rental Income
+$770K
Total Position
$1.7M
+302%
7.2%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+548%
6.4%/yr

Location

Lombok

Areguling, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$314 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
745 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $314 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 745 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 37% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.5%
$1,942/mo
40% occ.
7.4%
$2,610/mo
37% occ.
6.8%
$2,387/mo
current
47% occ.
8.7%
$3,054/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.