OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KUTA LOMBOK BE-2674

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KUTA LOMBOK BE-2674

Lombok, Bali

$183k

Price

10.8%

ROI

2

Bedrooms

45%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 150 m²
Build: 100 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $174

Investment Analysis

Located in the heart of Kuta Lombok, New Tides Lombok enjoys a strategic position in one of Indonesia’s fastest-growing destinations. The area is known for its pristine beaches, world-class surf spots, and a rapidly developing tourism infrastructure. Kuta Lombok attracts both international travelers and long-stay visitors, making it an excellent location for rental income and long-term value appreciation.

Bali Exception
Lombok / Kuta

OFFPLAN 2 BEDROOM VILLA FOR SALE LEASEHOLD IN KUTA LOMBOK BE-2674

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
150 m²
Tenure
Lease 30yr
Yield Curve Status

Grade B investment — short-term rental yields 10.8% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.9%
+$8K in 5yr (+4%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.8%
$1,643/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
9.3 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$174/night
50% ($87)Brixfox estimate($174/night)200% ($349)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$19,718
Airbnb data$174/night · 45% occupancy
Rental income
$174/night · 45% occ.
$28,626
Running costs (20%)
Utilities, cleaning, maintenance
-$5,725
Income tax (10%)
Indonesian rental income tax
-$2,863
Property tax
Annual property tax
-$320
Net income
10.8% 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 30 years remaining.

$1.1M$809K$539K$270K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Purchase PriceIlliquid zoneUnsellableToday: $183KPeak Capital Value: Yr 5 ($191K)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 9: 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 5Peak
Capital Value
$191K
+4%
25 years remaining
Rental Income
+$105K
Total Position
$296K
+62%
10.1%/yr
Year 10
Capital Value
$185K
+1%
20 years remaining
Rental Income
+$226K
Total Position
$411K
+124%
8.4%/yr
Year 15
Capital Value
$128K
-30%
15 years remaining
Rental Income
+$367K
Total Position
$495K
+170%
6.9%/yr
Year 20
Capital Value
$66K
-64%
10 years remaining
Rental Income
+$530K
Total Position
$596K
+226%
6.1%/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
Strong
10.8% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$174 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
30 years remaining on lease

Top Highlights

High rental yield at 10.8% — outperforms most Bali villas
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
30+ year lease — strong tenure runway

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 150 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.
7.1%
$1,087/mo
40% occ.
9.6%
$1,459/mo
45% occ.
10.8%
$1,643/mo
current
55% occ.
13.2%
$2,014/mo

Lease Timeline

30 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.