OFFPLAN OCEAN VIEW 2 BEDROOM EXCLUSIVE VILLA FOR SALE FREEHOLD AND LEASEHOLD IN KUTA LOMBOK BE-2529

OFFPLAN OCEAN VIEW 2 BEDROOM EXCLUSIVE VILLA FOR SALE FREEHOLD AND LEASEHOLD IN KUTA LOMBOK BE-2529

Lombok, Bali

$299k

Price

9.5%

ROI

2

Bedrooms

50%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 115 m²
Est. Revenue: $35k/yr
Avg Nightly Rate: $194

Investment Analysis

Perched on the heights of Kuta, this elegant two-bedroom villa offers stunning panoramic views of the ocean and the bay, combining the tranquility of elevated living with ultimate convenience. All essential amenities are just minutes away: only three minutes to downtown Kuta, four minutes to local markets, and four minutes to the beach, making it an ideal spot for both relaxation and everyday life.

Bali Exception
Lombok / Kuta
Long Lease

OFFPLAN OCEAN VIEW 2 BEDROOM EXCLUSIVE VILLA FOR SALE FREEHOLD AND LEASEHOLD IN KUTA LOMBOK BE-2529

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
115 m²
Land Plot
100 m²
Tenure
Lease 80yr
Yield Curve Status

Grade B+ investment — short-term rental yields 8.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.2%
+$48K in 5yr (+16%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,002/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
12.4 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$194/night
50% ($97)Brixfox estimate($194/night)200% ($388)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$24,030
Airbnb data$194/night · 50% occupancy
Rental income
$194/night · 50% occ.
$35,076
Running costs (20%)
Utilities, cleaning, maintenance
-$7,015
Income tax (10%)
Indonesian rental income tax
-$3,508
Property tax
Annual property tax
-$523
Net income
8.0% ROI
$24,030

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Growth & Exit Strategy

How your investment grows over time

Leasehold with 80 years remaining.

$8.9M$6.7M$4.4M$2.2M$0Yr 0Yr 15Yr 30Yr 45Yr 60Yr 75Purchase PriceIlliquid zoneUnsellableToday: $299KPeak Capital Value: Yr 55 ($1.4M)Paid back2x Return
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 11: 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
$347K
+16%
75 years remaining
Rental Income
+$128K
Total Position
$474K
+59%
9.7%/yr
Year 10
Capital Value
$402K
+34%
70 years remaining
Rental Income
+$275K
Total Position
$677K
+127%
8.5%/yr
Year 15
Capital Value
$466K
+56%
65 years remaining
Rental Income
+$447K
Total Position
$913K
+205%
7.7%/yr
Year 20
Capital Value
$540K
+81%
60 years remaining
Rental Income
+$646K
Total Position
$1.2M
+297%
7.1%/yr

Location

Lombok

Kuta, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Strong
8.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Strong
10/10 instagrammability
Size & Space
Weak
100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
80 years remaining on lease

Top Highlights

High rental yield at 8.0% — outperforms most Bali villas
Stunning visuals with 10/10 instagrammability — commands premium nightly rates
80+ year lease — strong tenure runway

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 100 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.
4.8%
$1,195/mo
40% occ.
6.5%
$1,608/mo
50% occ.
8.0%
$2,002/mo
current
60% occ.
9.7%
$2,416/mo

Lease Timeline

80 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.