Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Lombok, Bali

$305k

Price

2

Bedrooms

72%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 322 m²
Build: 194 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $101

How it compares in Lombok

  • Expected occupancy of 72% compares with a 67% median across 59 tracked Lombok villas.
  • Its expected nightly rate of $101 sits above the Lombok median of $101.
  • Brixfox ranks its projected net yield in the bottom half of the 57 live Lombok listings it tracks.
How Brixfox computes these figures

Investment Analysis

Off-plan: Estimated completion in June 2027 This exclusive off-plan 2-bedroom villa is nestled within a tranquil residential area in Lombok. Spanning over 3....

Price
$305,008
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2-bedroom leasehold villa in Lombok — photo 1 of 5
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Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Lombok · Ref BF-132420Source · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$305,008
Listed 149 days ago
Net yield
3.4%
Fully managed · Non-resident tax
Cash yield while the lease runs — the villa returns to the landowner after 33 yrs, with no resale value
Inquire about this property
  • 11% above the Lombok median for 2-bedroom villas
  • 33-year lease · 0.4% after lease amortisation
Mixed caseBrixfox read · from this listing's stored figures

This Lombok villa nets 3.4% on an all-in cost of $341,939, based on a deep set of 94 comparables, a mixed case overall.

Why
Strengths
  • •Net yield of 3.4% is backed by 94 nearby comparables with high confidence
  • •Gross yield on all-in cost is 7.8%, with projected annual revenue of $26,609
  • •Occupancy of 72% at an average daily rate of $101 supports the revenue projection
Risks
  • •Leasehold has 33 years remaining, with no resale value when the lease ends
  • •Off-plan status means delivery and build quality are unproven
  • •Zoning has not been checked, and the Brixfox score sits at 62/100

Written by an AI model from this listing's stored figures and checked against them, never from figures of its own. Information, not advice. Generated 11 Nov 2026.

Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
194 m²
Land
322 m²
Brixfox Score 62 · C+· top 85% Leasehold · 33 yrs leftFinancial analysis ↓
Return thins after lease amortisation. The net yield below is cash income while the lease runs; the villa returns to the landowner when it ends, so there is no resale value — see “after lease amortisation” in the analysis.
Financials

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

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Leasehold · 33 yrs remaining
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.
3.4%
$11,440 net operating income /yr
Gross yield · all-in basis
7.8%
−4.4 pts in operating costs & local taxes
After lease amortisation:0.4%A leasehold expires; we amortise your all-in investment straight-line over the remaining term. This is the honest return on a wasting asset — most tools ignore it.Rent repays your investment in 29.9 of 33 yrs
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
$101
Expected booked rate (market-calibrated)
Expected occupancy
72%
Full-year estimate, market-calibrated
Projected annual revenue
$26,609
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Aug +16% · Low Jan -13%
J
F
M
A
M
J
J
A
S
O
N
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Monthly occupancy relative to the annual average, measured over three years in Canggu.

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 · leasehold
$
Acquisition costs· 1.5% of price, auto-calculated
$4,431
PPAT notary (lease deed)$3,050
Legal due diligence$1,381
Buyer-side agent fee· paid by the seller$0
Lease tax· customarily the lessor’s; confirm in the lease$0
Renovation budget· no measured Bali basis — enter your own quote
$
Furniture & STR launch
$
All-in investment
$341,939
+12.1% 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
$26,609
Rental management
−$5,322
Booking channel fees
−$1,330
Utilities
−$1,330
Cleaning & laundry
−$1,330
Maintenance & repairs
−$1,330
Insurance
−$798
Guest supplies & consumables
−$532
Property tax (PBB)
−$534
PPh 4(2) final tax on rent
−$2,661
Net operating income
$11,440/yr
Net yield on all-in investment
3.4%

Income tax is PPh 4(2), Indonesia's final tax on rent, at 10% of gross. The regional hotel tax (PBJT, formerly PB1/PHR) is not charged: whether it applies depends on how the villa is licensed and let, so confirm it with your notary. Financing is not modelled.

Leasehold economics
A leasehold expires — the villa returns to the landowner and has no resale value at the end of the term. We write the all-in investment off straight-line over the remaining years and show the return after that annual cost. Most tools ignore this.
Lease amortisation · all-in ÷ 33 yrs remaining−$10,362/yr
Net yield after lease amortisation0.4%
Payback vs remaining term29.9 yrs of 33 yrs
Want this analysis as an underwriting report (PDF)?

The page’s own figures, line by line · Every purchase cost and the all-in total · Occupancy and offer-price what-ifs · Bali ownership, tax and letting rules

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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

Same net-yield basis as the financial analysis

Brixfox Score

62C+
LocationAverage
Emerging or secondary location
Rental YieldAverage
3.4% net yield on all-in cost
OccupancyGood
72% average occupancy
Nightly RateAverage
$101 per night
Visual AppealStrong
9/10 visual appeal
Size & SpaceGood
322 m² land area
ZoningWeak
Residential (per agency) — verify in RTRW
TenureStrong
33 years remaining on lease
Stunning visuals (9/10) — commands premium nightly rates
33+ year lease — strong tenure runway
Secondary location — rental demand may be lower than premium areas
Net yield of 3.4% (fully managed, on all-in cost) is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risk & what-if

ScenarioOccupancyNet income /yrNet yield
-20 pts occupancy52%$8,1252.4%
-10 pts occupancy62%$9,7832.9%
Expected72%$11,4403.4%
+10 pts occupancy82%$13,0973.8%

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

Lease runway33 yearsSafe zoneLiquid on resale; banks still do not finance leaseholds — plan for cash.
Off-planCompletion riskask for the build timeline, payment schedule and building permit
Payback29.9 yearsfrom net rent at the expected case
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Questions about this listing, answered from its data

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Answers grounded in this listing's data, its Airbnb comps and the score breakdown.

Opening read · generated from this listing's data

This Lombok villa nets 3.4% on an all-in cost of $341,939, based on a deep set of 94 comparables, a mixed case overall.

Strengths
  • •Net yield of 3.4% is backed by 94 nearby comparables with high confidence
  • •Gross yield on all-in cost is 7.8%, with projected annual revenue of $26,609
  • •Occupancy of 72% at an average daily rate of $101 supports the revenue projection
Risks
  • •Leasehold has 33 years remaining, with no resale value when the lease ends
  • •Off-plan status means delivery and build quality are unproven
  • •Zoning has not been checked, and the Brixfox score sits at 62/100

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Villa Underwriting Report

PDF report · one-time purchase · this property

  • The page’s own figures, line by line
  • Every purchase cost and the all-in total
  • Occupancy and offer-price what-ifs
  • Bali ownership, tax and letting rules

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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 Brixfox Intelligence rental data from tracked Airbnb calendars. 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.