OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN LOMBOK BE-2947

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN LOMBOK BE-2947

Lombok, Bali

$196k

Price

12.8%

ROI

3

Bedrooms

45%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 180 m²
Build: 180 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $242

Investment Analysis

Strategically located in the hills above Kuta, South Lombok, this villa offers a peaceful elevated setting while remaining just minutes from the vibrant center of Kuta. Surrounded by scenic landscapes and rolling hills, the property enjoys a tranquil atmosphere close to white-sand beaches, renowned surf spots, and the Mandalika MotoGP circuit.

Bali Exception
Lombok / Kuta

OFFPLAN 3 BEDROOM VILLA FOR SALE LEASEHOLD IN LOMBOK BE-2947

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
180 m²
Land Plot
180 m²
Tenure
Lease 29yr
Yield Curve Status

Grade B+ investment — short-term rental yields 14.0% net return annually.

Go to Source via Bali Exception

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+14.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+0.6%
+$6K in 5yr (+3%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.0%
$2,299/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.1 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$242/night
50% ($121)Brixfox estimate($242/night)200% ($485)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$27,592
Airbnb data$242/night · 45% occupancy
Rental income
$242/night · 45% occ.
$39,909
Running costs (20%)
Utilities, cleaning, maintenance
-$7,982
Income tax (10%)
Indonesian rental income tax
-$3,991
Property tax
Annual property tax
-$344
Net income
14.0% ROI
$27,592

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 29 years remaining.

$1.4M$1.1M$717K$359K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $196KPeak Capital Value: Yr 4 ($203K)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 7: 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
$202K
+3%
24 years remaining
Rental Income
+$146K
Total Position
$349K
+77%
12.2%/yr
Year 10
Capital Value
$186K
-5%
19 years remaining
Rental Income
+$316K
Total Position
$502K
+156%
9.8%/yr
Year 15
Capital Value
$125K
-36%
14 years remaining
Rental Income
+$513K
Total Position
$638K
+225%
8.2%/yr
Year 20
Capital Value
$62K
-69%
9 years remaining
Rental Income
+$741K
Total Position
$803K
+309%
7.3%/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
14.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$242 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
29 years remaining on lease

Top Highlights

High rental yield at 14.0% — outperforms most Bali villas
Premium nightly rate of $242 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Occupancy at 45% — factor in seasonal gaps
Compact plot at 180 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.
9.3%
$1,519/mo
40% occ.
12.4%
$2,035/mo
45% occ.
14.0%
$2,299/mo
current
55% occ.
17.2%
$2,815/mo

Lease Timeline

29 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.