Horizen

Live Opportunity · Kuta, Lombok

Horizen I

21 villas on a 2,430 m² compound in Prabu district, Kuta, Lombok. Community pool, restaurant, reception. Turnkey delivery, professional management, 60-year lease.

21
Villas
13.7%
Projected net yield
7.3 yr
Projected payback
83%
Blended occupancy
Horizen I communal pool area Double villa with private pool Restaurant and pool area during the day

Location

Where Horizen I sits in Kuta, Lombok

Minutes from Kuta's beaches, restaurants, and the growing tourism corridor of southern Lombok, with Lombok International Airport within easy reach.

Map showing the location of Horizen I in Kuta, Lombok, Indonesia
25 min
Int’l Airport
5 min
Kuta Center
15 min
Mandalika Circuit

The Project

Two villa types, one managed compound

16 Single Villas with shared pool access and 5 Double Villas with private pool — plus community pool, restaurant, and 24/7 reception. Every unit is delivered turnkey: built, furnished, equipped, and ready to rent from day one.

16 units · from €79,000

Single Villa

1 Bedroom + kitchenette

Built area 44.3 m²
Pool Common pool access
Lease 60 years
Net yield (realistic) 13.7%
Monthly net income €905
Payback period 7.3 years
20-year ROI 3.34×

Conservative: 11.3% yield, €747/month, 8.8-year payback

5 units · from €129,000

Double Villa

2 Bedrooms + kitchenette

Built area 112.5 m²
Pool Private pool
Lease 60 years
Net yield (realistic) 13.7%
Monthly net income €1,468
Payback period 7.3 years
20-year ROI 3.32×

Conservative: 11.3% yield, €1,210/month, 8.9-year payback

Floor Plans

Villa layouts and compound blueprint

Compound Layout · 2,430 m²

Horizen I compound layout plan — 21 villas, communal pool, restaurant, reception

Single Villa · 44.3 m²

Single villa floor plan — 1 bedroom, bathroom, kitchen, living area, terrace

Double Villa · 112.5 m²

Double villa floor plan — 2 bedrooms, 2 bathrooms, living area, private pool, sun lounge

Renders

Single Villa

Single villa exterior render
Exterior view
Single villa living area
Living area
Single villa living area alternate view
Living area
Single villa living and bedroom
Living and bedroom
Single villa bedroom
Bedroom
Single villa bedroom alternate view
Bedroom
Single villa bathroom
Bathroom

Double Villa

From Blueprint to Villa

Double villa exterior render
Exterior view
Double villa exterior alternate
Exterior view
Double villa poolside
Private pool
Double villa living area
Living area
Double villa living area alternate
Living area
Double villa living area view
Living area
Double villa master bedroom
Master bedroom
Double villa master bedroom alternate
Master bedroom
Double villa second bedroom
Second bedroom
Double villa bathroom
Bathroom
Double villa second bathroom
Second bathroom

Revenue Model

How the numbers work

Rates and occupancy are benchmarked against comparable operational villas in Kuta, Lombok with 85–93% occupancy and 8.5+ guest ratings.

Season Months Occupancy Single rate Double rate
Low Nov–Feb 70% €55 / night €90 / night
Shoulder Mar–May, Oct 85% €70 / night €110 / night
High Jun–Sep 95% €90 / night €140 / night
Blended annual 83.3% €73 avg €116 avg

Scenario Assumptions

Realistic scenario

70/30 booking mix

  • 70% of bookings via OTAs (Airbnb, Booking.com) — 18% platform fee + 10% tourism tax
  • 30% direct bookings — no platform fee, no tourism tax
  • Upsell income: €20/month (single) or €40/month (double)
  • Management fee: 15% of revenue

Conservative scenario

100% OTA bookings

  • 100% of bookings via OTAs — 18% platform fee + 10% tourism tax on all revenue
  • No direct bookings, no upsell income
  • Management fee: 15% of revenue
  • Represents worst-case fee structure

Sensitivity

What if occupancy drops?

Even at 70% occupancy — well below Kuta averages — both villa types deliver 10%+ yields under the realistic scenario.

Occupancy Single yield Single net/month Double yield Double net/month
70% 10.7% €704 10.7% €1,151
75% 11.8% €780 11.8% €1,270
83% (base) 13.7% €905 13.7% €1,468
90% 15.3% €1,005 15.1% €1,626
95% 16.4% €1,081 16.2% €1,745

Renders

Common Areas

Pool and restaurant area
Pool and restaurant
Pool area view
Pool area
Pool and restaurant view
Pool and restaurant
Restaurant view
Restaurant
Pool area alternate
Pool area
Common area view
Common area
Pool and lounge area
Pool and lounge
Poolside view
Poolside
Poolside alternate view
Poolside
Pool area aerial
Pool area
Common area overview
Common area
Reception area
Reception

Payment & Delivery

Milestone-based payments, turnkey delivery

Construction takes 14 months (target) with a 2-month grace period. First rental income is projected at month 17 from contract signing. A €6,000 deposit secures your unit and is credited against the first payment.

1st Payment

50%
€39,500 single €64,500 double

Upon contract signing

2nd Payment

25%
€19,750 single €32,250 double

Structural works complete

3rd Payment

15%
€11,850 single €19,350 double

Finishing works complete

4th Payment

10%
€7,900 single €12,900 double

Handover

What’s Included

  • Leasehold rights (60 years)
  • Turnkey construction: structure, finishes, furniture, equipment
  • Monthly construction progress reports with photos and video
  • Structural warranty
  • On-site management from handover
  • Listed on Airbnb, Booking.com, and direct channels

Management

Fully managed, fully passive

A professional on-site team handles reception, housekeeping, security, gardening, and maintenance. Villas are listed on Airbnb, Booking.com, and direct booking channels with dynamic pricing optimized by season. Management fee: 15% of revenue.

Rental Management

Dynamic pricing across 3 seasons, multi-platform distribution, and monthly income reports with transparent expense breakdowns.

On-site Operations

Full-time reception, housekeeping, security, gardening, and maintenance teams — all included in the 15% management fee.

Personal Use

Use your villa whenever you want. Short stays are flexibly scheduled around bookings. Long stays (30–60+ days) require 3 months advance notice.

Ownership

Two ownership options

Choose the structure that fits your investment horizon. We can assist with PT PMA setup through our legal partners.

Option A

Personal Ownership

  • Lease held directly in your name
  • No company setup required
  • Transferable to a third party during the lease term
  • Suitable for investors who want minimal admin

Option B · Recommended

PT PMA Ownership

  • Indonesian foreign-owned company holds the lease
  • Corporate liability protection — personal assets separated
  • Share transfer for resale: 0.1% tax vs. up to 7.5% on direct transfers
  • Preferred for resale, co-investors, or multiple properties

Setup: ~€2,000–3,000 · Annual maintenance: ~€500–1,000

Risk Factors

Key risks and mitigants

Risk Mitigant
Market risk Lombok tourism underpinned by airport expansion, MotoGP circuit, road infrastructure, and growing digital nomad demand
Regulatory risk Conservative scenario already assumes worst-case fee structure (100% OTA, full tax burden)
Currency risk Revenue in EUR/USD, costs in IDR — favorable for investors as IDR costs tend to be stable or declining in EUR terms
Operational risk Transparent reporting, right to audit, ability to switch operators
Construction risk Milestone-based payments, structural warranty, independent supervision

Long-Term Projection

20-year cumulative returns

Projections apply 2% annual inflation compounding. Both scenarios assume base occupancy of 83.3% and no capital appreciation.

Single Villa · €79,000

Realistic
€263,869
3.34× return · 234%
Conservative
€217,659
2.76× return · 176%

Double Villa · €129,000

Realistic
€427,916
3.32× return · 232%
Conservative
€352,928
2.74× return · 174%

Request the full Horizen I investor deck

Detailed financial projections, villa plans, site layout, and availability by unit type.

Or email us directly at info@horizenlombok.com

Location
Kuta, Lombok, Indonesia