There are literally no small plots, suitable for private residences (1 or 2 villas ~2000m2), currently available in South Lombok. All of the land for sale is typically +3Ha (30,000m2), most is +6Ha (60,000m2) - huge pieces of land by anyones measure. What small plots that are for sale are concentrated in the Kuta Lombok area and/or have ownership title problems and/or access road problems. We looked full-time with Dylan on the ground for 2 months and found there was always a catch.
We think Kuta is great for backpackers on a budget, but bc of this not a suitable investment location for a health retreat or private villas. We would never buy land with an access road that goes over private property.
The risks associated with establishing clear ownership title on land for the first time are many. To name a few...identifying true land owners, obtaining permission from the village chief and head of the community, paying off the village elders, negotiating price, official land survey from local government, negotiating settlement terms... etc.
The process is lengthy, costly and risky involving a large deposit and +3-6 month settlement period during which time anything could happen with your deposit. For example our owners couldn’t write so they used a thumbprint to sign documents and don’t have bank accounts so received large duffel bags of cash.
We’ve done this process so you don't have to do it.
Language barriers, cultural differences, travel requirements, time constraints, local knowledge, local property processes, lack of professional advisors locally...etc all make sourcing, negotiating and processing a good parcel of land in Lombok extremely difficult. Buying land in Lombok is as different from Bali, as Indonesia is from Australia with accurate facts and good professional help a rarity.
We found the whole process very costly, frustrating and time-consuming so have removed all the headaches, compiled the facts and instead made it easy for other people to buy. Unlike real estate agents we'll actually be your neighbors so we have a vested long term interest in keeping you happy.
There are literally no small plots, suitable for private residences (1 or 2 villas ~2000m2), currently available in South Lombok. All of the land for sale is typically +3Ha (30,000m2), most is +6Ha (60,000m2) - huge pieces of land by anyones measure. What small plots that are for sale are concentrated in the Kuta Lombok area and/or have ownership title problems and/or access road problems. We looked full-time with Dylan on the ground for 2 months and found there was always a catch.
We think Kuta is great for backpackers on a budget, but bc of this not a suitable investment location for a health retreat or private villas. We would never buy land with an access road that goes over private property.
Small plots inevitably have access roads that go over someone else's private property. Rarely will a small property front a public road and if it does its not usually something you'd want to buy.
As often is the case in Indonesia, local land owners have been known to wait for a property to be built in full before demanding a fee for accessing the road. As the property owner you have very limited options and ultimately end up paying a premium.
As part of purchase you have unequivocal free usage of the access road which runs over our property and links it to the public road. We negotiated and bought thin strips of land from the village chief in order to do this. Maintenance of the road is shared amongst the plot owners and resort.
Geotechnical survey of land including soil testing is being conducted to ensure it meets Western safety standards. Something other land wont have, and real estate agents simply wont know or want to provide. In other words the land is proven to be safe to build on.
Our testing is being done by Bali Tropical Construction, one of the islands leading construction consultancy firms. Test results and maps available upon request.
The plots are 90-100% usable. Normally you'd have some steep sections, access road, car park... etc that would encroach on your total buildable area. These plots are share a common access road and secure central car park.
Electricity grids, although due to come online in 2010, are not currently provided. Regardless the electricity supply from the grid in Indonesia is neither consistent nor stable, hence we've instead focused on affordable and practical remote solutions such as Diesel, LPG and Solar generators. You can either connect to our generators (for a fee) or we can help you set up your own for less than 10K USD.
The water table is relatively shallow and easily accessed on the property. If after test drilling well water isn’t available on your plot, we can connect you to our water pump/storage system (for a fee). Drilling, pumping and storage solutions for less than 5-10K USD.
Mobile phone coverage it patchy at best and Internet Access is nearly non existent. We will have a dedicated high speed WiFi connection at the resort, you can connect to (for a fee). Mobile phone towers are due for installation in the area in 2010.
There's no building restrictions as such, but we're asking people to respect the privacy and views of others when they build, as well as preserve the beautiful natural surroundings where possible. Creating a community of complimentary properties, enhances the value of the area as a whole. We ask rough building plans be submitted prior to commencing construction for this very reason.
The plots and the resort itself are each separate entities from each other. However the intention is to provide co-ordinated solutions for common problems such as rubbish disposal, access road maintenance and security for example.
Well planned and co-ordinated will ensure sharp capital gains above the market average, which is already extremely strong.
We're here to help from inception all the way through to realization. Everything from sourcing architects/builders, project management, property management and even property sales. You wont find a more complete after sales service.
We're doing this because we want to create a community. Its in the best interest of everyone including ourselves.
We're not a real estate agent so we actually care. We're not a developer so we're not charging for stuff you could do yourself. We're your neighbor and we're here to help.
Its important to have this as well. They actually want you there.
We've got a great relationship with the local community from the village chief down to the school kids. You'll see when you visit, you'll see and that’s because we put back into the local community in a meaningful way.
In addition to token gifts such as coloring pens for the kids and food stuffs for the adults, we have a range of meaningful community based projects planned to improve their standard of living and secure their continued undivided support.
When you meet the people, theyre soo cheerful and friendly its hard to not want to help them. We've found it also makes good business sense.
In terms of comparable land, its most similar to parts of the Bhukit Peninsula which have uninterrupted sea views set back from the beach, such as hilltop Jimbarin or Dreamland.
The main differences being no public utilities such as sewage, electricity or fixed phone lines. Travel times to airport, beach... etc are the same. If you bought in he hills above Jimabarin or along the Bhukit you’d be laughing now.
The local measurement unit is called an 'Are', which is based on metric system as follows:
Are
= 100m2 (10m x 10m)
Ha
= 100Are
Note:
1Ha = 2.47 Acre or 1 Acre = 40Are
http://www.onlineconversion.com/area.htm
There are no restrictions in terms of total buildable area, you can build right out to your perimeter if so desired.
Indonesia's currency the Rupiah, like most commodity currencies in greater China region has strengthened significantly against the USD over the past 12 months from its lows and will likely continue to do so at a slower pace over the next 2 years.
Its currently trading around the 9500 level vs USD, typically showing a lot of volatility but the overall trend is forecasted for it to remain strong or strengthen over a 2 year horizon.
