OFFPLAN OCEAN AND VALLEY VIEW 2 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2880

OFFPLAN OCEAN AND VALLEY VIEW 2 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2880

Lombok, Bali

$229k

Price

10.5%

ROI

2

Bedrooms

31%

Occupancy

2 Bathrooms
Ownership: freehold
Land: 975 m²
Build: 144 m²
Est. Revenue: $19k/yr
Avg Nightly Rate: $171

Investment Analysis

Nestled in the untouched southern valleys of Lombok, this bamboo villa offers a serene retreat surrounded by rolling green hills. Just minutes from the pristine beaches of Selong Belanak, it’s a sanctuary where the gentle rustle of trees and birdsong replace the city’s noise. Every moment invites slow living, deep relaxation, and a true connection with nature.

Bali Exception
Lombok / Selong Belanak

OFFPLAN OCEAN AND VALLEY VIEW 2 BEDROOM VILLA FOR SALE FREEHOLD IN LOMBOK BE-2880

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
144 m²
Land Plot
975 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.7% 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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$50K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,088/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
17.5 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$171/night
50% ($85)Brixfox estimate($171/night)200% ($342)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$13,062
Airbnb data$171/night · 31% occupancy
Rental income
$171/night · 31% occ.
$19,232
Running costs (20%)
Utilities, cleaning, maintenance
-$3,846
Income tax (10%)
Indonesian rental income tax
-$1,923
Property tax
Annual property tax
-$401
Net income
5.7% ROI
$13,062

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$229,000
BPHTB (freehold transfer tax)$11,450
Notary & registration$1,800
Legal / due diligence$2,290
Total acquisition costs$15,540
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$3,600
($0–$7,200)
Furnishing & STR launch
2bd × $12,000 base + appliances, electronics, outdoor, licence, photography, linens.		$57,200
All-in investment$305,340

Gross yield (asking)

8.4%

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

Freehold — 4%/yr appreciation in Lombok.

$1.6M$1.2M$784K$392K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 15: 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
$279K
+22%
Rental Income
+$69K
Total Position
$348K
+52%
8.7%/yr
Year 10
Capital Value
$339K
+48%
Rental Income
+$150K
Total Position
$489K
+113%
7.9%/yr
Year 20
Capital Value
$502K
+119%
Rental Income
+$351K
Total Position
$853K
+272%
6.8%/yr
Year 30
Capital Value
$743K
+224%
Rental Income
+$621K
Total Position
$1.4M
+496%
6.1%/yr

Location

Lombok

Selong Belanak, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$171 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Strong
975 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
Generous 975 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — 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%
$1,058/mo
current
40% occ.
7.5%
$1,422/mo
31% occ.
5.7%
$1,088/mo
current
41% occ.
7.6%
$1,452/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.