REAL ESTATE INVESTMENT · KUTA LOMBOK
7 Boutique Villas from €145,000 · 80-year
Breeze Hills is a complex of 7 two-story villas, each 150 m² with a private pool, on gently elevated land in Kuta Lombok. Few units, long-term HGB title, early-stage market, with projected net yields of 7–14%.
Entry Price
€145,000
Off-plan phase.
Units
7 villas
Boutique, low density.
Horizon
80 years
HGB under PT PMA.
Target ROI
7–14%
Net yield, market-backed.
Note: all figures are estimated examples based on conservative assumptions. They do not constitute financial advice or guaranteed results.
Executive Summary
A project of 7 boutique villas on a private hill 5–7 minutes from Kuta Lombok, with 80-year HGB under PT PMA and an off-plan entry price well below comparable assets in Spain or Bali.
Strategic position: enter an emerging market like Lombok before it reaches Bali-level prices and saturation, holding a tangible asset with personal use and rental potential.
Asset Type
150 m² Villas · 2 Floors
3 bedrooms, 3 bathrooms, private pool, parking, common areas.
Strategy
Low Density & Boutique
Only 7 units versus complexes of 20–40. Differentiation through space, privacy, and design.
Use Cases
Vacation · Long-term · Residence
Flexibility to adjust occupancy mix to demand and investor profile.
Investor Profile
Individual or Small Group
Long-term oriented, seeking geographic diversification and exposure to a growing destination.
Why Indonesia is a Safe Investment
Indonesia is the largest economy in Southeast Asia, a G20 member, and the world's 4th most populous country. Its real estate market offers strong legal protections for foreign investors through well-established structures.
G20
Member since 2008. Largest SE Asian economy with 5%+ annual GDP growth.
270M+
Population. Growing middle class driving domestic tourism demand.
5%+
Consistent GDP growth. One of the world's fastest-growing major economies.
#1
In ASEAN by GDP. Strategic location between India, China, and Australia.
- • PT PMA (foreign-owned company) is a legally recognized structure protected under Indonesian investment law since 2007.
- • BKPM (Investment Coordinating Board) actively facilitates and protects foreign investments.
- • Indonesia ranks among the top 3 most attractive emerging markets for real estate investment in Asia.
- • Political stability with democratic governance and consistent pro-investment policies since 2004.
Indonesia: A Rising Global Power
With a $1.3 trillion economy, Indonesia is projected to become the world's 4th largest economy by 2050. Real estate is a key growth sector.
PT PMA: Your Path to Foreign Ownership
A PT PMA (Penanaman Modal Asing) is a foreign-owned limited liability company that allows international investors to legally hold property in Indonesia. This is the standard, legally protected structure used by thousands of foreign investors.
Company Setup
Establish PT PMA
Register a foreign-owned company with BKPM. Minimum capital ~€120,000 (can be paid over 3 years). Processing time: 4–8 weeks.
Property Acquisition
Hak Guna Bangunan
The PT PMA obtains HGB (Right to Build) title for up to 80 years. This is registered at the National Land Office and fully transferable.
Operation
Rental & Management
Operate the villa under your PT PMA. Generate rental income, claim operational expenses, and build equity in a legally protected structure.
Exit
Transfer or Sell
Transfer HGB title to a new buyer or sell the PT PMA shares. Both are standard procedures with clear legal frameworks.
Key Advantages of PT PMA Structure
Lombok's Infrastructure Revolution
Lombok is undergoing a massive transformation driven by billions in public and private investment. The Mandalika Special Economic Zone, MotoGP circuit, international airport expansion, and major hotel chains are reshaping the island's economy.
MotoGP Mandalika Circuit
Annual Grand Prix since 2022. 100,000+ visitors per event. Direct flights added from Europe and Australia. Circuit is 10 minutes from Breeze Hills.
Zainuddin Abdul Madjid Airport
International airport expansion completed in 2023. Direct flights to Singapore, Kuala Lumpur, Perth, and Jakarta. 20 minutes from Kuta.
Major Hotel Investments
Club Med, Pullman, Hilton, and Marriott have opened or committed to Lombok. Total private investment in Mandalika SEZ exceeds $3 billion.
New Road Infrastructure
New southern ring road connecting Kuta to Mandalika in 15 minutes. Airport highway completed. Lombok-TB bridge under feasibility study.
Mandalika Special Economic Zone
A $3 billion government-backed project transforming South Lombok into a world-class tourism destination.
Investment Timeline
Investment Model & Payment
Target price of €145,000 per villa in the off-plan phase, paid in 5 milestones aligned with construction progress. This minimizes initial capital commitment and matches risk to development.
1 · Reservation
20%
Villa reservation and unit blocking.
2 · Contract
40%
Upon signing the purchase agreement.
3 · Structure
20%
Upon structural completion.
4 · MEP & Finish
15%
Plumbing, electrical, tiling done.
5 · Handover
5%
Final delivery, keys handover.
Important Notice
Payment structure, prices, and timelines may be adjusted based on construction costs, permits, exchange rates, and final agreements. This outline is indicative only.
Projected ROI & Scenarios
Below is a simplified example of three possible vacation rental scenarios. These are indicative numerical examples only.
Annual net income calculated after ~35% operational expenses (management, maintenance, cleaning, utilities, platform fees). Taxes and financing not included.
| Scenario | Occupancy | Avg Rate/Night | Annual Gross Income | Annual Net Income (~35% Operational Expenses)* | Return of Investment Years | ROI (%) |
|---|---|---|---|---|---|---|
| Conservative | 55% | 95€ | ≈17,000€ | ≈10,200€ | 14.20 | 7.0% |
| Realistic | 70% | 120€ | ≈24,500€ | ≈15,200€ | 9.50 | 10.5% |
| Attractive | 85% | 145€ | ≈32,000€ | ≈20,300€ | 7.10 | 14.0% |
Net income after ~35% operating costs (management, maintenance, cleaning, utilities, platform fees). Taxes and financing not included. Capital appreciation adds 3-10% annually per industry data.
Market Comparison
With a ticket of €145,000 you access a 150 m² villa in Lombok, while in more mature markets (Spain, Bali) the entry cost and price/m² are significantly higher.
Assumptions
- Reference surface: 140–160 m² villa with pool.
- Spain: consolidated coast (Costa del Sol, etc.).
- Bali: established tourist areas (Canggu, Uluwatu).
- Figures are indicative and subject to market cycles.
| Market | Approx. Ticket | Price/m² | Gross Rental Yield | Comment |
|---|---|---|---|---|
| Breeze Hills (Lombok) | €145,000 | ≈ €970/m² | ≈ 7–14% | Off-plan, 7 boutique villas, 80yr HGB under PT PMA. |
| Lombok (Other Projects) | €180,000+ | ≈ €1,200/m² | ≈ 6–13% | Growing market. 25–30 year leasehold typical. |
| Bali (tourist areas) | €220,000–€250,000 | ≈ €1,700–€2,400/m² | ≈ 7–10% | Mature, competitive, higher saturation. |
| Spain (prime coast) | €250,000–€400,000 | ≈ €3,000–€5,000/m² | ≈ 3–6% | Consolidated, legal security, limited upside. |
| Australia (Gold Coast) | €450,000+ | ≈ €4,500–€6,000/m² | ≈ 3–4% | New builds only for foreigners, 3–5% stamp duty. |
| China (Hainan) | €200,000+ | ≈ €2,000–€3,300/m² | ≈ 2–3% | One property only, must reside 1yr+, cannot rent. |
Exit Strategy & Liquidity
A clear exit path is essential for any investment. Indonesia offers multiple well-defined routes to monetize your villa investment, whether through direct sale, company share transfer, or long-term lease.
Method 1
Direct Property Sale
Sell the villa with remaining HGB title to a new buyer. The National Land Office handles title transfer in 2–4 weeks. Market prices in Kuta Lombok have risen 30–50% in 3 years.
Method 2
PT PMA Share Sale
Transfer ownership of the PT PMA company (which holds the property) to a new investor. Faster than land title transfer and includes all operational setup.
Method 3
Long-Term Leaseback
Lease the villa on a 10–25 year contract to an operator or tenant. Generates immediate lump-sum income while retaining title appreciation.
Method 4
Generational Transfer
With 80 years of HGB under PT PMA, the property can be passed to heirs or successors. The PT PMA structure allows seamless ownership continuity.
Typical Sale Timeline
List & Market — 2–8 weeks to find a buyer through local agents or international property platforms.
Due Diligence — 1–2 weeks for legal verification and property inspection.
Transfer — 2–4 weeks for HGB title or PT PMA share transfer at the National Land Office.
Market liquidity is growing rapidly. As Lombok gains international recognition, buyer demand is increasing — particularly from European, Australian, and Asian investors seeking entry before prices reach Bali levels.
Why Lombok Now
Lombok is one of Indonesia's most exciting emerging destinations: growing tourism, new infrastructure (airport, roads, MotoGP Mandalika), and still very competitive prices compared to Bali, with more space and lower density.
15%+
Annual tourist arrival growth on the island.
15–25%
More affordable than Bali in housing and cost of living.
30–50%
Land appreciation recorded in just 3 years.
80
Years of HGB title, providing long-term visibility.
- • Growing destination with balanced rates, occupancy, and contained construction costs.
- • Public and private investment in the south (Mandalika, new roads, airport) driving demand.
- • Real estate market in growth phase with structural revaluation potential.
Kuta Lombok: The Starting Point
From Breeze Hills, central Kuta is 5–7 minutes away, with access to restaurants, cafés, surf, international school, and daily services.
BREEZE HILLS · INVESTOR DOSSIER
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