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

7.8%

ROI

2

Bedrooms

46%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 100 m²
Build: 115 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $174

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 6.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.8%
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
6.6%
$1,643/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.2 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$174/night
50% ($87)Brixfox estimate($174/night)200% ($348)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$19,718
Airbnb data$174/night · 46% occupancy
Rental income
$174/night · 46% occ.
$28,916
Running costs (20%)
Utilities, cleaning, maintenance
-$5,783
Income tax (10%)
Indonesian rental income tax
-$2,892
Property tax
Annual property tax
-$523
Net income
6.6% ROI
$19,718

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.

$7.3M$5.5M$3.6M$1.8M$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 13: 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
+$105K
Total Position
$451K
+51%
8.6%/yr
Year 10
Capital Value
$402K
+34%
70 years remaining
Rental Income
+$226K
Total Position
$628K
+110%
7.7%/yr
Year 15
Capital Value
$466K
+56%
65 years remaining
Rental Income
+$367K
Total Position
$832K
+178%
7.1%/yr
Year 20
Capital Value
$540K
+81%
60 years remaining
Rental Income
+$530K
Total Position
$1.1M
+258%
6.6%/yr

Location

Lombok

Kuta, Approximate area

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Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
6.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$174 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

Stunning visuals with 10/10 instagrammability — commands premium nightly rates
80+ year lease — strong tenure runway

Watch Out

Occupancy at 46% — 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.
4.3%
$1,068/mo
40% occ.
5.8%
$1,438/mo
46% occ.
6.6%
$1,643/mo
current
56% occ.
8.1%
$2,014/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.