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Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Lombok, Bali

$339k

Price

8.1%

ROI

2

Bedrooms

62%

Occupancy

3 Bathrooms
Ownership: Leasehold
Land: 322 m²
Build: 194 m²
Est. Revenue: $40k/yr
Avg Nightly Rate: $178

Investment Analysis

Off-plan: Estimated completion in June 2027 This exclusive off-plan 2-bedroom villa is nestled within a tranquil residential area in Lombok. Spanning over 3....

2-bedroom leasehold villa in Lombok — photo 1 of 5
Bali Home Immo
2-bedroom leasehold villa in Lombok — photo 2 of 5
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2-bedroom leasehold villa in Lombok — photo 5 of 5

Off-plan 2 Bedroom villa for Sale Leasehold in Lombok - RF5362B

Lombok · Lombok · Ref BF-132420 Source verified · Bali Home Immo · listed 17 Jun 2026
Asking price · Leasehold
$339,480
View original listing
Ownership
Leasehold
Bedrooms
2
Bathrooms
3
Built area
194 m²
Land
322 m²
True net yield
4.1%
≈ $2,301/mo net after costs & tax
Cash yield while the lease runs — capital not recovered after 33 yrs
Lease-adjusted return
1.1% / yr
over 33-yr lease, capital not recovered
Brixfox Score 82 · B+
33 yrs left on lease
Short lease — 33 yrs left. The 4.1% net yield is cash income while the lease runs; your capital is not recovered when it ends. Adjusted for the lease decay, the real return is about 1.1%/yr — unless you extend the lease.
Modelled from Airbnb listings we track across Lombok — live calendar data. Projections are estimates, not financial advice.

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lombok

Lombok, Pin from agency listing

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Airbnb Comp Analysis

Finding Airbnb comps...

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$178/night
50% ($89)Brixfox estimate($178/night)200% ($357)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

High confidence
Yearly income
$27,615
Likely range $22,092 – $33,138
Airbnb data$178/night · 62% occupancy
Rental income
$178/night · 62% occ.
$40,299
Running costs (20%)
Utilities, cleaning, maintenance
-$8,060
Income tax (10%)
Indonesian rental income tax
-$4,030
Property tax
Annual property tax
-$594
Net income
8.1% ROI
$27,615

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$339,480
Lease transfer & notarial admin (~1%)$3,395
Notary & registration$1,800
Legal / due diligence$3,395
Total acquisition costs$8,590
RenovationMove-in ready
Furnishing & STR launch
2bd × $6,500 base + appliances, electronics, outdoor, licence, photography, linens.		$35,700
All-in investment$383,770

Gross yield (asking)

11.9%

True gross yield (all-in)

10.5%

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

Leasehold with 33 years remaining.

$1.7M$1.3M$875K$437K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $339KPeak Capital Value: Yr 8 ($387K)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
$378K
+11%
28 years remaining
Rental Income
+$147K
Total Position
$524K
+54%
9.1%/yr
Year 10
Capital Value
$383K
+13%
23 years remaining
Rental Income
+$317K
Total Position
$700K
+106%
7.5%/yr
Year 15
Capital Value
$333K
-2%
18 years remaining
Rental Income
+$514K
Total Position
$847K
+149%
6.3%/yr
Year 20
Capital Value
$215K
-37%
13 years remaining
Rental Income
+$742K
Total Position
$957K
+182%
5.3%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 9+ yrs operating 140+ properties managed ~1h guest response

Canggu Stay Co.

Vetted

Full-service villa management across South Bali

20%
Management fee
of rental revenue — already in your Managed figures

Hands-off short-stay management for absentee owners — from licensing to nightly guest care. Your villa earns from day one without you on the ground.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Pool & tropical-garden upkeep
  • Pondok wisata / STR licensing assistance
Visit Canggu Stay Co.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Good
$178 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
322 m² land area
Zoning
Weak
Residential (per agency) — verify in RTRW
Tenure
Strong
33 years remaining on lease

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
33+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Residential (per agency) — confirm against the official RTRW plan before purchasing for short-term rental use

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

42% occ.
5.5%
$1,542/mo
52% occ.
6.8%
$1,922/mo
62% occ.
8.1%
$2,301/mo
current
72% occ.
9.5%
$2,681/mo

Lease Timeline

33 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.