OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD IN KUTA LOMBOK BE-2662

OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD IN KUTA LOMBOK BE-2662

Lombok, Bali

$236k

Price

8.6%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 186 m²
Build: 102 m²
Est. Revenue: $27k/yr
Avg Nightly Rate: $167

Investment Analysis

Situated in the heart of Kuta Lombok, this villa enjoys a rare city-center position within one of Indonesia’s fastest-growing resort destinations. Surrounded by iconic surf beaches and natural coastline, the property is within easy walking distance of cafés, restaurants, beach clubs, gyms, and daily conveniences—making it highly attractive for both lifestyle buyers and short-term rentals.

Bali Exception
Lombok / Kuta

OFFPLAN 2 BEDROOM VILLA FOR SALE FREEHOLD IN KUTA LOMBOK BE-2662

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
102 m²
Land Plot
186 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.9% 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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$51K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$1,549/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($83)Brixfox estimate($167/night)200% ($333)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$18,585
Airbnb data$167/night · 45% occupancy
Rental income
$167/night · 45% occ.
$27,139
Running costs (20%)
Utilities, cleaning, maintenance
-$5,428
Income tax (10%)
Indonesian rental income tax
-$2,714
Property tax
Annual property tax
-$412
Net income
7.9% ROI
$18,585

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$235,500
BPHTB (freehold transfer tax)$11,775
Notary & registration$1,800
Legal / due diligence$2,355
Total acquisition costs$15,930
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$2,550
($0–$5,100)
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$289,680

Gross yield (asking)

11.5%

True gross yield (all-in)

9.4%

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.

$1.9M$1.4M$948K$474K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $236K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$287K
+22%
Rental Income
+$99K
Total Position
$385K
+64%
10.3%/yr
Year 10
Capital Value
$349K
+48%
Rental Income
+$213K
Total Position
$562K
+138%
9.1%/yr
Year 20
Capital Value
$516K
+119%
Rental Income
+$499K
Total Position
$1.0M
+331%
7.6%/yr
Year 30
Capital Value
$764K
+224%
Rental Income
+$884K
Total Position
$1.6M
+600%
6.7%/yr

Location

Lombok

Kuta, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
7.9% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$167 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
186 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 186 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.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.3%
$1,031/mo
40% occ.
7.1%
$1,385/mo
45% occ.
7.9%
$1,549/mo
current
55% occ.
9.7%
$1,904/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.