1-bedroom leasehold villa in Lombok — photo 1 of 1

Bali Exception

Offplan Panoramic Ocean View 1 Bedroom Boutique Villa for Sale Leasehold in Lombok Be-3001

Lombok · Lombok · Ref BF-1744 Source verified · Bali Exception · listed 16 May 2026

Asking price · Leasehold

$240,000

View original listing

Ownership

Leasehold

Bedrooms

Bathrooms

Built area

127 m²

Land

194 m²

True net yield

2.2%

≈ $1,016/mo net after costs & tax

Cash yield while the lease runs — capital not recovered after 34 yrs

Lease-adjusted return

-0.7% / yr

over 34-yr lease, capital not recovered

Brixfox Score 52 · C+

34 yrs left on lease

Short lease — 34 yrs left. The 2.2% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about -0.7%/yr — unless you extend the lease.

Modelled from Airbnb listings we track across Lombok — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lombok

Lombok, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Airbnb Data

Nightly Rate (ADR)

$100/night

50% ($50)Brixfox estimate($100/night)200% ($201)

Occupancy

49%

10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income

$12,195

Airbnb data$100/night · 49% occupancy

Rental income

$100/night · 49% occ.

$18,021

Running costs (20%)

Utilities, cleaning, maintenance

-$3,604

Income tax (10%)

Indonesian rental income tax

-$1,802

Property tax

Annual property tax

-$420

Net income

5.1% ROI

$12,195

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	$240,000
Lease transfer & notarial admin (~1%)	$2,400
Notary & registration	$1,800
Legal / due diligence	$2,400
Total acquisition costs	$6,600
Renovation (~$175/m², from finish level) Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.	$22,225 ($12,700–$31,750)
Furnishing & STR launch 1bd × $3,500 base + appliances, electronics, outdoor, licence, photography, linens.	$15,900
All-in investment	$284,725

Gross yield (asking)

7.5%

True gross yield (all-in)

6.3%

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

Leasehold with 34 years remaining.

Leasehold value decline

Resale value of your property as the lease shortens. Drops steeply in the final years.

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 16: cumulative rental income has repaid the full purchase price.

Illiquid zone

Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.

Unsellable

Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.

Year 5

Capital Value

$273K

+14%

29 years remaining

Rental Income

+$65K

Total Position

$337K

+41%

7.1%/yr

Year 10

Capital Value

$281K

+17%

24 years remaining

Rental Income

+$140K

Total Position

$420K

+75%

5.8%/yr

Year 15

Capital Value

$258K

+7%

19 years remaining

Rental Income

+$227K

Total Position

$485K

+102%

4.8%/yr

Year 20

Capital Value

$173K

-28%

14 years remaining

Rental Income

+$328K

Total Position

$501K

+109%

3.7%/yr

Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%

Management fee

of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

Listing setup & optimisation (Airbnb, Booking.com, VRBO)
Dynamic pricing & revenue management
24/7 multilingual guest communication
Guided check-in / check-out & key handling
Professional cleaning, laundry & restocking
Maintenance & repairs coordination
Monthly owner statements & payouts
Guest screening & damage protection
Pool & tropical-garden upkeep
Pondok wisata / STR licensing assistance

Visit Canggu Stay Co.

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location

Average

Emerging or secondary location

Rental Yield

Good

5.1% annual return

Occupancy

Average

49% average occupancy

Nightly Rate

Average

$100 per night

Visual Appeal

Average

Not yet analyzed

Size & Space

Average

194 m² land area

Zoning

Average

STR zoning not confirmed

Tenure

Strong

34 years remaining on lease

Top Highlights

34+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas

Occupancy at 49% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.

3.0%

$606/mo

40% occ.

4.1%

$819/mo

49% occ.

5.1%

$1,016/mo

current

59% occ.

6.1%

$1,230/mo

Lease Timeline

34 years remaining

Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe

15-25yr: Caution

<15yr: Illiquid

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.