These ocean view villas for sale in Are Guling are a limited release of 16 private-pool villas set in the Are Guling valley, around 10 minutes from the centre of Kuta, South Lombok. Three layouts are available, one and two bedrooms, each with its own infinity pool, elevated views across the valley to the ocean, and full rental and guest management if you want the villa to earn while you are away.
Key Facts at a Glance
A quick summary of these ocean view villas for sale in Are Guling before the detail below.
| Location | Are Guling, South Lombok, Indonesia |
| Property type | Off-plan ocean view villas with private infinity pools |
| Development size | 16 villas |
| Layouts | 3 designs, 1 or 2 bedrooms, single or two storey |
| Built area | 159 m² to 264 m² (86 m² to 176 m² interior) |
| Prices from | EUR 195,000 (approx. USD 226,000) |
| Distance to Kuta centre | Approximately 10 minutes by car |
| Shared facilities | Gym, spa, yoga room, reception, 24-hour security |
| Management | Full rental, guest care and maintenance management |
| Payment plan | 50% / 20% / 20% / 10%, linked to construction stages |
| Projected ROI | Around 15% per year (developer projection, 12.7%–19.5% across scenarios) |
The Location: Are Guling, South Lombok
Are Guling is one of the more established pockets of South Lombok for elevated, ocean view property. It sits between Kuta and the quieter beaches to the west, close enough to use Kuta as your day-to-day base, far enough out that the valley is still green rather than built up.
These villas occupy a hillside position inside the Are Guling valley, roughly a 10 minute drive from central Kuta and its restaurants, cafés, surf shops, coworking spaces and beach clubs. Are Guling Beach itself is minutes away, and the surf breaks along the south coast, Mawun, Selong Belanak, Tanjung Aan and Gerupuk among them, are all within a short drive.
The elevation is what sets this plot apart. Instead of looking at neighbouring rooftops, the villas look out across coconut groves and rice land towards the headlands and the open ocean, the kind of outlook that holds its value for owners and photographs well for guests. Elevation is worth checking carefully against any other ocean view villas for sale you shortlist in South Lombok, because it is what separates a full ocean outlook from a partial one.
Why South Lombok
South Lombok is one of the faster-moving emerging property markets in Southeast Asia, and the case for it is largely an infrastructure story:
- Kuta–Mandalika holds Special Economic Zone status and is one of Indonesia’s five priority tourism destinations.
- Ongoing public investment in the Kuta area, including an expanding international airport and the Mandalika MotoGP circuit.
- Tourist arrivals have grown by more than 20% annually since 2017.
- Villa supply at this quality level is still limited compared with Bali, which supports both nightly rates and resale.
For buyers priced out of Bali, the practical appeal is comparable design and management standards, materially lower entry prices, and a market still early in its cycle. If you are weighing the timing, our guide to buying a villa in Lombok covers the process in more detail.
Three Villa Layouts
All three designs share the same architecture, finishes and access to shared facilities. They differ in footprint, bedroom count and how the space is arranged, which in turn changes both the price and the rental profile. All three are sold as ocean view villas for sale off-plan within the same 16-villa development.
| Layout | Bedrooms | Floors | Built area | Interior | Price |
|---|---|---|---|---|---|
| Type A | 2 | 2 | 264 m² | 176 m² | EUR 295,000 (approx. USD 342,000) |
| Type B | 2 | 1 | 192 m² | 116 m² | EUR 245,000 (approx. USD 284,000) |
| Type C | 1 | 1 | 159 m² | 86 m² | EUR 195,000 (approx. USD 226,000) |
Two-Bedroom Ocean View Villa, Two Floors: EUR 295,000
The largest of the three, at 264 m² built area with 176 m² of interior space. The ground floor holds an open-plan kitchen, living and dining area that opens onto the pool deck and a sunken outdoor lounge with a fire pit. Both bedrooms sit on the upper floor, each en-suite and each with its own terrace looking out over the valley and ocean.
Separating the bedrooms from the living areas across two levels makes this the strongest option for families and for groups sharing a rental, and it is modelled to generate the highest gross rental revenue of the three layouts.
Two-Bedroom Ocean View Villa, Single Floor: EUR 245,000
192 m² built area with 116 m² of interior space, all on one level. Two en-suite bedrooms sit either side of a central living, dining and kitchen space that opens directly onto the covered terrace, private infinity pool and outdoor lounge.
Single-level living is easier to maintain and more accessible for older guests. In the developer’s business plan this layout also shows the highest projected return of the three, because it carries a lower purchase price than the two-storey villa while sleeping the same number of guests.
One-Bedroom Ocean View Villa: EUR 195,000
The lowest entry point into the development at EUR 195,000 (approx. USD 226,000), with 159 m² of built area and 86 m² interior. It keeps the same private infinity pool, outdoor lounge and finish level as the larger villas in a more compact single-bedroom layout, and it is the lowest-priced of the ocean view villas for sale in this release.
One-bedroom villas suit couples buying a personal bolt-hole, and the lower nightly rate widens the pool of guests who will book it, which makes it the easiest of the three to keep occupied outside peak season.
Villa Design and Specification
Every villa is oriented towards the view rather than towards the road, with full-height sliding glass folding the living space out onto the pool deck. The palette is warm and material-led, plaster, natural stone, timber joinery and brushed metal fittings, and each villa is delivered with:
- Private infinity pool and sun deck
- Sunken outdoor lounge with fire pit
- Fitted kitchen with island, integrated appliances and wine storage
- En-suite bathrooms with twin stone basins and planted outdoor rain showers
- Built-in wardrobes and walk-in closets
- Covered terraces and timber pergolas
- Planted green roofs and natural stone retaining walls
- Ceiling fans and full-height sliding glass to the main rooms
Shared Facilities
Because the development is gated and serviced, owners get facilities that a standalone villa of this size could not justify on its own:
- Gym
- Spa
- Yoga room
- Reception
- 24-hour private security
For owners this is convenience. For rental performance it matters more than it looks: a staffed reception and on-site security are two of the things guests filter and review for, and they lift both occupancy and nightly rate against unserviced villas nearby. Few ocean view villas for sale in South Lombok at this price point come with staffed facilities on site.
Fully Managed Ownership
The development is run as a managed operation from design through to guest check-out. The management team handles construction coordination, interior decoration, legal structuring and tax guidance, listing and rental management, guest care, housekeeping and ongoing maintenance.
Owners can block out as many nights a year as they want for personal use. The remaining nights are operated as short-term rental, with the management team working the calendar to maximise occupancy. In practice that means you can own the villa from abroad without managing contractors, staff or booking platforms yourself. It is what makes these ocean view villas for sale workable for owners based overseas.
Investment Potential and Projected Returns
The developer projects an annual return of around 15% from tourist rentals and expected property appreciation of 10–20% per year. The underlying business plan models three occupancy scenarios and nets off platform commissions, hospitality tax, management fee and annual operating expenses:
| Villa layout | Pessimistic 65% occupancy | Conservative 75% occupancy | Optimistic 85% occupancy |
|---|---|---|---|
| 2-bedroom, two floors | 14.46% | 16.97% | 19.18% |
| 2-bedroom, single floor | 14.63% | 17.23% | 19.52% |
| 1-bedroom | 12.68% | 14.82% | 16.63% |
These are projections, not guarantees. Occupancy, average nightly rate and operating costs all move, and the appreciation figure in particular depends on how South Lombok’s infrastructure pipeline actually lands. We are happy to share the full assumptions behind the model, and we recommend running your own independent financial and legal due diligence before committing.
Payment Plan
Payments are staged against construction progress rather than paid in full up front:
- 50% on contract signing
- 20% at construction start
- 20% at structural completion
- 10% on key handover
The developer has previously offered a 5% early-payment discount on this schedule. Ask us whether it still applies to the units currently available.
Why Buyers Choose These Ocean View Villas
- Elevated ocean and valley views, not a rooftop outlook
- Around 10 minutes from central Kuta
- A private infinity pool with every villa, not a shared pool
- Three layouts, so entry price scales from EUR 195,000 (approx. USD 226,000)
- Gym, spa, yoga room, reception and 24-hour security on site
- Rental, guest care and maintenance handled end to end
- Staged payment plan tied to construction milestones
- Only 16 villas in the release
Ocean View Villas for Sale in Are Guling: Frequently Asked Questions
Enquire About These Ocean View Villas for Sale
Only 16 villas are being released and availability changes. If you are looking for ocean view villas for sale in Are Guling, get in touch and we will send you current availability by layout, full floor plans, the rental business plan behind the ROI figures, and the payment terms in writing. We can also arrange a site visit in South Lombok, or a video walkthrough if you are overseas.
Email: hello@nourestates.com
WhatsApp: +62 853-3713-3898
Instagram: @nour.estates
Important Notes
Images are artistic renders, not photographs of completed villas. The developer reserves the right to make minor aesthetic, decorative and material changes while maintaining the standards shown. Profitability, occupancy and rental income figures are estimates for information only and do not guarantee future returns. Prices are quoted in EUR by the developer; USD figures are approximate equivalents at current exchange rates and will move. Final transactions complete in IDR. Taxes, notary fees and due diligence costs are not included. Availability and pricing may change without notice.
