OFFPLAN 4 BEDROOM LUXURY VILLA FOR SALE FREEHOLD IN LOMBOK BE-2531

OFFPLAN 4 BEDROOM LUXURY VILLA FOR SALE FREEHOLD IN LOMBOK BE-2531

Bali, Bali

$665k

Price

6.0%

ROI

4

Bedrooms

50%

Occupancy

4 Bathrooms
Ownership: freehold
Land: 395 m²
Build: 364 m²
Est. Revenue: $83k/yr
Avg Nightly Rate: $453

Investment Analysis

If you want to be part of a unique project just a short walk from one of Indonesia’s most beautiful beaches, look no further. Privileged location, a short stroll to the flawless, sun-kissed sands of Selong Belanak Beach, this stunning four-bedroom villa embodies the essence of barefoot luxury. Set in one of Lombok’s most exclusive enclaves, it offers an unmatched blend of tranquility, sophistication, and convenience, only 250 meters from the beach, surrounded by lush hills, high-end resorts, and premium dining spots.

Bali Exception
Bali / Selong Belanak

OFFPLAN 4 BEDROOM LUXURY VILLA FOR SALE FREEHOLD IN LOMBOK BE-2531

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
364 m²
Land Plot
395 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$144K in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$4,761/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$453/night
50% ($227)Brixfox estimate($453/night)200% ($906)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$57,138
Airbnb data$453/night · 50% occupancy
Rental income
$453/night · 50% occ.
$83,288
Running costs (20%)
Utilities, cleaning, maintenance
-$16,658
Income tax (10%)
Indonesian rental income tax
-$8,329
Property tax
Annual property tax
-$1,164
Net income
8.6% ROI
$57,138

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$665,000
BPHTB (freehold transfer tax)$33,250
Notary & registration$1,800
Legal / due diligence$6,650
Total acquisition costs$41,700
Renovation (~$25/m², from finish level)
Estimated from finish level — luxury finish typically STR-ready.		$9,100
($0–$18,200)
Furnishing & STR launch
4bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$50,100
All-in investment$765,900

Gross yield (asking)

12.5%

True gross yield (all-in)

10.9%

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 Bali.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $665K
Capital appreciation
Property value growing at +4%/yr based on Bali 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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$809K
+22%
Rental Income
+$303K
Total Position
$1.1M
+67%
10.8%/yr
Year 10
Capital Value
$984K
+48%
Rental Income
+$655K
Total Position
$1.6M
+147%
9.4%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.5M
Total Position
$3.0M
+350%
7.8%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.7M
Total Position
$4.9M
+633%
6.9%/yr

Location

Bali

Selong Belanak, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$453 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
395 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $453 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 50% — 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.
5.1%
$2,832/mo
40% occ.
6.9%
$3,797/mo
50% occ.
8.6%
$4,761/mo
current
60% occ.
10.3%
$5,726/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.