Are Guling Seaview Villas for Sale, South Lombok: four three-bedroom villas with private pools and sea views over Are Guling Bay, USD 500,000 each, inside a private 11-villa collection on the hillside above the beach. Two Mandalika villas (I and II) and two beachfront Sangiang villas (III and IV) are available, on freehold or HGB title, with construction underway and handover planned for Q1 2028.
The collection features three villa typologies, with each property positioned to maximise sea views and privacy. Construction is currently underway, with estimated completion and delivery in Q1 2028.
Key Facts at a Glance
| Total Villas | 11 villas |
| Currently for Sale | 4 villas |
| Available Villas | Mandalika I, II & Sangiang III, IV |
| Price | USD 500,000 per villa |
| Villa Types | Mandalika & Sangiang |
| Bedrooms | 3 bedrooms |
| Ownership | Freehold or HGB |
| Plot sizes | Mandalika approx. 367 to 380 sqm, Sangiang approx. 421 to 494 sqm |
| Status | Under construction |
| Estimated Completion | Q1 2028 |
The wider collection consists of four Rinjani villas, four Sangiang villas, and three Mandalika villas.
The Villas: Sea Views, Privacy & Outdoor Living
The villas are arranged across three clusters within the site, with each plot oriented towards the bay to maximise views and privacy between properties.
The available villas are all three-bedroom properties, but offer two different layouts and outdoor concepts. Both typologies include private swimming pools and construction specifications covering the main structural, electrical, water, and fixed-interior elements.
Mandalika Villas I & II
Two Mandalika villas are currently available for sale: Villa Mandalika I and Villa Mandalika II.
These are the more compact villas within the collection, with plot sizes ranging from approximately 367 to 380 sqm. Each villa features two master suites plus one double bedroom, arranged around a private central courtyard.
The courtyard includes a private swimming pool with integrated seating and a fire pit, creating an outdoor social space at the centre of the villa.
Layout: ground floor plus first floor, with a double ensuite bedroom downstairs and two master bedrooms upstairs. The elongated plan puts the main views along one long side, and the Mandalika villas get the best sunrises in the collection.
Price: USD 500,000
Sangiang Villa III & IV
Villa Sangiang III and IV are the two Sangiang villas currently offered for sale.
The Sangiang typology features three en-suite bedrooms on plots approximately 421 to 494 sqm, together with a private sea-facing swimming pool.
The living spaces are integrated with the outdoor terrace and oriented towards the bay, while the bedrooms are positioned to take advantage of natural ventilation and the sea breeze.
Layout: two floors with three ensuite bedrooms, a living room with sunken sofas and a fireplace, an open kitchen and floor-to-ceiling windows along the long side facing the sea. The Sangiang villas occupy the most forward plots on the site, directly oriented to the beach and the island.
Price: USD 500,000
Life in Are Guling: Sea, Surf & Open Coast
Are Guling offers a quieter coastal setting along South Lombok’s southern coastline, with approximately 10 km of coastline in the surrounding area.
Are Guling Beach is known for its double reef and seasonal waves, while the area remains less developed than some of South Lombok’s better-known coastal destinations.
The location also benefits from its proximity to the Mandalika area. The Mandalika International Street Circuit is less than 20 minutes away and hosts MotoGP and World Superbike events, while Lombok International Airport provides international connections to Singapore and Kuala Lumpur alongside key domestic routes.
Designed Around the Sea
Sea views are central to the design of the collection, with each villa positioned to take advantage of the surrounding landscape.
The Mandalika villas are organised around private central courtyards, while the Sangiang villas feature sea-facing pools oriented towards the bay. Both designs create a strong connection between the indoor living spaces and the outdoors.
Built to a Consistent Standard
The villas are being constructed with reinforced-concrete foundations, slabs, beams, columns, and roof elements. The specification includes complete MEP services and fixed joinery across the different typologies.
Private pool systems, water and drainage infrastructure, electrical systems, air-conditioning provisions, landscaping, and parking works are also included within the current construction specification. Final brands, dimensions, colours, and quantities remain subject to the latest approved drawings and procurement schedules.
Estimated Completion: Q1 2028
Construction is currently underway, with estimated completion and delivery in Q1 2028.
The developer’s schedule runs 24 months from a January 2026 start:
| Milestone | Target |
|---|---|
| Construction start, earthworks and foundations | January 2026 |
| Structure, columns and floor slabs | July 2026 |
| Facades, roofs, partitions and exterior carpentry | January 2027 |
| Finishes, pools, electrical, plumbing and climate control | July 2027 |
| Landscaping, furnishing, commissioning and key handover | January 2028 |
The villas are available under Freehold or HGB ownership, with a construction-linked payment structure.
Payment Terms
The purchase price is structured through a construction-linked payment schedule, with payments made progressively as the villa reaches each construction milestone.
| Stage | Construction Progress | Payment |
|---|---|---|
| Initial Land Payment | Plot Ready | 9% |
| Construction Payment 1 | 25% Complete | 25% |
| Construction Payment 2 | 50% Complete | 25% |
| Construction Payment 3 | 70% Complete | 16% |
| Construction Payment 4 | 90% Complete | 15% |
| Handover | 100% Complete | 5% |
| Retention | After Handover | 5% |
Investment Potential
The published investment outlook indicates a projected gross annual ROI of 10–15%, average occupancy of 65–75%, and projected annual capital appreciation of 10–15%.
These figures are indicative commercial assumptions rather than guaranteed returns. The current investment material notes that the detailed villa-by-villa financial model is still pending, with actual owner returns depending on factors such as operating costs, management terms, taxes, seasonality, owner use, and market performance.
Why These Villas Stand Out
- Panoramic sea views overlooking the Are Guling bay.
- 11-villa private collection with only 4 villas currently offered for sale.
- Three-bedroom layouts across both available typologies.
- Private swimming pools with different outdoor concepts.
- Freehold or HGB ownership.
- Construction underway with estimated Q1 2028 delivery.
- Low-density coastal setting designed around views and privacy.
- Close to Mandalika and its international motorsport events.
- International airport access through Lombok International Airport.
- Published investment projections for rental performance and capital appreciation.
Are Guling Seaview Villas for Sale: Frequently Asked Questions
How much do the Are Guling seaview villas cost?
USD 500,000 per villa for the four currently available: Mandalika I and II and Sangiang III and IV. Prices are quoted in USD and the transaction completes in IDR; taxes, notary fees and due diligence costs are extra.
How many villas are for sale?
Four of the 11 villas in the collection: two Mandalika villas and two Sangiang villas. The wider collection has four Rinjani, four Sangiang and three Mandalika villas.
What is the difference between the Mandalika and Sangiang villas?
Both have three bedrooms and a private pool. Mandalika villas (approx. 367 to 380 sqm plots) are built around a central courtyard pool with built-in seating and a fire pit, with two master suites and one double bedroom. Sangiang villas (approx. 421 to 494 sqm plots) sit on the beachfront line with a sea-facing pool, three ensuite bedrooms and sunken sofas with a fireplace in the living room.
What is the ownership?
Freehold or HGB, depending on how the buyer wants to hold the property. Foreign buyers typically hold through a PT PMA. Our team and an independent notary will take you through the options.
When will the villas be finished?
Construction started in January 2026 on a 24-month schedule, with handover planned for January 2028 (Q1 2028).
How does the payment plan work?
Payments are construction-linked, made progressively as each villa reaches its milestones. Ask us for the current schedule.
What returns does the developer project?
The developer’s current material indicates a projected gross annual ROI of 10 to 15%, average occupancy of 65 to 75% and projected annual capital appreciation of 10 to 15%. These are indicative assumptions, not guarantees, and the villa-by-villa financial model is still pending.
Where is Are Guling?
On the south-west coast of South Lombok, west of Kuta, a quiet bay known for its double reef and surf. The Mandalika circuit is under 20 minutes away and Lombok International Airport has direct flights to Singapore and Kuala Lumpur.
Own a Villa in Are Guling
These Are Guling Seaview Villas for Sale, South Lombok offer the opportunity to own a private three-bedroom villa overlooking the bay in one of South Lombok’s emerging coastal areas.
With four villas currently available within the wider 11-villa collection, buyers can choose between the Mandalika and Sangiang layouts, both offering private pools, sea views, and Freehold or HGB ownership.
Contact Nour Estates for availability, detailed specifications, payment schedule, and further investment information.
Email: hello@nourestates.com
WhatsApp: +62 853-3713-3898
Instagram: @nour.estates
Disclaimer
Prices are listed in USD for marketing purposes and based on current exchange rates. Final transactions are completed in IDR. Taxes, notary fees, and due diligence costs are not included. Availability may change without notice.
Investment projections are indicative only and are not guaranteed returns. Buyers should conduct their own legal, tax, and financial due diligence.
