Yes, every plot we offer for the Selong Selo Residences has an ocean view of the Selong Belanak Bay. We are using any land without a view as common areas for our staff quarters, car parking etc.
A full step by step outline of the sales process, necessary paperwork, money transfers and transaction/management fees can be sent to you upon request.
Yes, all our lots have been surveyed and a contour map with elevations is available for each plot. A new survey is performed by the BPN prior to the lot being sold and the certificate is issued to the buyers name or transfer of mortgage.
We are currently working with international law firm Limcharoen with offices in Bali and Jakarta. Limcharoen is well versed in the process of land transactions within Indonesia and Asia. Through our experience in working with them, we have found them to be a knowledgeable and trusted source. We are also happy to recommend other well known and trusted law firms located in Indonesia.
Yes, all plots come with a warranty of clear access and title. Individual plot certificates will be granted upon completion of purchase.
The lot certificate is held at our lawyers office or public notarys office and will be transferred once the final payment is made.
Yes, there will be numerous security posts located throughout the Selong Selo Residences. Onsite security will be provided 24 hours a day 7 days a week.
Yes, if you would like additional services to maintain your own lot, this will be an extra charge. This fee will cover maintenance of individual gardens, utilities etc.
Yes, there will be a capital expenditure contributions (i.e. sinking fund) that will be used to replace the common area infrastructure at the end of their useful life. The fund fee is $1000 USD. When this fund gets down to 20% of its value there will be a call for top up. E.g. if we have sold 10 lots, the fund should be 10k and when the fund gets down to 2k there would be a cash call. We do not expect this called upon regularly.
Yes, we will provide private hire car services for you to travel around Lombok.
We will provide thorough maintenance programs and repairs to ensure your villa is maintained to the highest standard. We have a skilled team available onsite for any of your maintenance issues.
Yes, the club house will include onsite management offices and 24 hour services available.
Yes, there will be high speed internet supplied to the entire site. We are currently the only site in Selong Belanak with high speed internet.
No, there is absolutely no time share. All villa owners are free to use their villa as much or as little as they want. If you want to live permanently there then there are no letting charges. You will just have to notify us in advance of you intensions to stay there long term.
Yes you can live in your villa all year and there will be no charge for the long term usage of your villa. You will need to advise us of your intension ahead of time of you desires to stay long term. You may still opt to use some of the services provided by Selong Selo. These will be charged at fixed published rates.
Marketing fee: Selong Selo Residences will charge a % of your villa published rate for any rental that comes through our direct marketing (e.g. Selong Selo Residences website). Selong Selo Residences will also use other marketing agents such as Agoda, Air BNB from time to time, and in the case your villa is rented through these agents we will waive the marketing fee and you will be only charged the agents marketing fee. Letting fee: Selong Selo Residences will charge a % of your villa published rate to cover the cost of services provided when letting your villa. As mentioned above, a full list of services can be provided on request.
The letting program allows you to commercially rent your villa through Selong Selo Residences. A comprehensive list of our responsibilities and services provided whilst maintaining, managing and marketing your villa in exchange for a marketing and letting fee can be provided on request. You will receive (financial reports detailing all revenue and expenses in your villa and the rental income will be automatically transferred to your bank account of choice.
No, the letting program is optional. However in efforts to ensure greater security, consistency of offering and consistency of marketing, it is not allowed to commercially rent or manage your villa outside the letting program.
Yes. In order to market all the bespoke villas as a single product we need to ensure all villas fit within a certain standard. This also ensures certain items that may be damaged or need replacement are easily replaceable. We will provide a suit of options for you to personalize your villa to suit your taste.
No, renting your property is not compulsory if you are in the letting program. You are free to make your villa available or unavailable in the letting program. Further if you want to stay in the villa on a long-term basis (long-term defined as 90 continuous days) then all you need to do is notify us and there will be no letting fee applicable.
These type of services are an additional cost. If you are living in your villa the number of services required is likely to reduce substantially to reflect not being in the rental pool. We require certain things to be maintained eg. cleaning pool once a week to ensure the project is in a respectable order. However, sheets being changed etc. can be eliminated.
For properties in a rental program, these services (housekeeping, pool cleaning, gardening, routine and preventative maintenance, general repairs and pest control) will normally be provided as part of the letting program. Further details of the program will be shared under NDA.
Yes, we will have that applied for on your behalf and is included in the purchase price of your land.
Yes you can insure your villa. Throughout the construction process Selong Selo insures the villa with a Construction All Risk (CAR) policy. Selong Selo holds the risk and liability throughout this time. Once the construction phase is complete and the practical completion certificate has been issued the villa will move to a PAR policy. Standard insurance rates apply and will depend on how extensive your coverage is. We can procure appropriate insurance from international companies (Allianz is our preferred insurer) and we ensure competitive polices. This insurance is then at the owners cost.
We offer onsite 24 hour security and maintenance services for all lots within the estate.
In order to ensure harmony with the landscape and natural state of the property we has established a set of guidelines. We are happy to provide a copy of the covenants upon request. In order to ensure consistency and quality, each design will be subject to approval by the Selong Selo Review Board which comprises of the founders, GM and head of projects. In general, our covenants address various aspects of the design, from aesthetic to technical such as electric systems, plumbing and energy efficiency requirements. In regards to height restrictions, for most blocks your only restriction will be the height of a mature coconut tree which is enforced by the government. This gives you plenty of scope to build a 2 story with high ceilings etc.
We use The Interior Space to design the furniture packages. The Interior Space is an international boutique interior design & procurement management firm that specialises in resort design, residential homes & high-rise developments. The highly creative and experienced team design contemporary solutions, use proficient methodology and live their belief that excellence is standard to ensure the success of every project. The FF&E collections compliment the nature of the architecture, materials and landscape. All packages, inspired by contemporary Indonesia, include specific inventory, furniture layouts and will be bespoke designed to complement each individual villa and its’ signature luxury lifestyle. Owners are invited to first select their preference from the two inspirational interior schemes, light (lumière maison) or dark (beauté noire). Personalise your villa’s interior further by selecting one of the four colourways – rust, natural, blue or green. Each villa will be a masterpiece of casual island elegance, meticulously crafted for you.
This will depend on your design and specific plot of land. Our construction management team will work closely with you to ensure the most cost effective solution to your build. After you have given your design brief, they will provide an estimate of cost and timings of cash flows for your villa using our proprietary software.
In order to ensure the highest quality villas, we have sought experts in each specific area and screened each consultant extensively to ensure we are only working with the best consultants. These include: Structural Engineers, MEP (Mechanical, Electrical and Plumbing) experts, landscape architect, FFE (Furniture, Fixture and Equipment) and interior designers, and quantity surveyors. We will help you liaise with all of these and will deal on your behalf where appropriate to ensure its hassle free for you.
We belive that this project offers a fantastic lifestly option and great financial benefit for the following reasons:
- Commitment from the Lombok Government to improve the local infrastructure
- Prices are much more competitive than neighbouring Bali. We do not expect prices to meet Balis but we do think the spread will narrow given Lomboks land prices are trading at a significant discount prices in comparison to Bali. Upon singing the NDA / Confidentiality Agreement we can send you further information.
- Large scale development slated for the area by BDTC
- Natural beauty
- Superior Product
- Rapidly growing middle class in Indonesia creating domestic demand.
This depends on the structure you decide to undertake. Generally, any form of income received in Indonesia is subject to a withholding tax of 20% (which is considered a final tax) and such tax should be withheld at the source by the person/entity paying the income. In case of foreigners, the tax rate may be reduced or a tax credit may be applicable in his/her home jurisdiction, if a double taxation treaty applies. The overall taxation of a foreigner in relation to income generated by a property will also depend on the general holding structure, and we recommend that you seek independent tax advice on this issue
This will depend on how you design your villa. The ability to split your larger villa so it can be rented as separate portions will assist in improving your yield. A few comparable luxury developments in the area experience over 90% occupancy throughout the year.
Indonesia is a very popular destination throughout the year. The wet season coincides with the Christmas and Easter Holidays and this is it’s busiest periods. South Lombok also has the most consistent surf conditions on the island and therefore attracts the surfing market all year round. Demand for villa rentals is highest generally around the middle of the year which coincides with the summer breaks of the northern hemisphere. We predict that while there is obvious peak periods, the lack of quality villas in the area will create all year demand.
Lombok has experienced sustain capital appreciation in land for the last ten years. We believe that South Lombok will continue to enjoy significant capital appreciation in the coming years.
Yes, the notary fee is 1% of transaction value. The legal consultation fees are dependent upon the buyer and legal consultants chosen. The sales transaction tax is 10% of total sale (5% paid by the buyer and 5% by the seller) The mortgage registration fee is 0.5% of market value.
Our main buyers have been expatriates and/or high net worth individuals globally. Initially most were close friends of the Selong Selo founders with some also being key employees. Many are influential and respected leaders in their fields. There is a mix between those who have purchased purely for investment (capital appreciation & yield) and those who are buying it for both lifestyle and investment. We pride ourselves on building a like minded community and therefore have had most of our purchases from word-of-mouth and referrals.
No, our objective to ensure ample space between villas and a greener environment therefore Selong Selo Residences covenants prevent the further subdivision of plots. We believe Lombok’s natural beauty needs to be retained and is a key advantage of buying land in Lombok vs Bali.
We are all about green technologies. We are committed to a sustainable development and using renewable energy and techniques wherever it is possible. The designs are imprinted into the estate through the use of energy efficient technologies, ecological design and engineering design and the use of sustainable energy where possible. In the design development stage, we ensure that each villa follows energy efficient parameters and water recycling technologies and designs which will represent significant savings in utility bills and therefore more yield for you.
We have already developed most of the estates infrastructure and are in process of completing:
- 5 meter wide asphalted roads. All of the internal roads will be paved/asphalted and will have proper drainage to adequately protect them from heavy rains in the wet season. We have already surfaced the roads with the first layer (bearing course). Once construction of most of the villas is completed we will add another layer (wearing course) to complete the surfacing. All roads and infrastructure we build meet Australian standards and are designed to last using best available materials, geo textile, and thorough compaction testing. This ensures our roads won’t deteriorate in the future
- Underground electric connection to PLN (Indonesias state electricity company)
- Water lines to each property
- Landscaped common areas and landscaping maintenance
- Perimeter fencing with an entry gate security service
- Garbage collection and disposal
- The design of all the common areas, clubhouse and entrances have been reviewed by well-known, master planners Sala Design
- We are firmly committed to developing a premium residential resort in Lombok.
Included in the purchase cost is:
- Land plot with clear title
- Access roads
- Water provisions
- Electricity provisions
- A full suite of professionally drafted and vetted Legal Agreements have been prepared and vetted by leading independent legal advisers, Purchasers can also seek their own legal representation if they choose.
Villa construction costs, furniture, fixtures and equipment are not included in the purchase cost. We have villa construction cost estimation software that is available to buyers for budgeting purposes.
We will cover all the services required for you to enjoy your dream villa. From pre-design services such as soil investigation and land topographical maps, to architectural design management, and construction. Our team will drive your construction process to ensure complete satisfaction to the final product. Once your villa is completed, we will provide management services that range from basic maintenance of the villa to marketing your villa for a rental yield. Our villa rental system has been designed in conjunction with leading hotel consultants and operators and aims to deliver a flexible model which will allow owners to decide how much they use it and how much they rent their villa balancing lifestyle with yield.
Our team has worked hard to simplify the sometimes daunting process of purchasing land in Indonesia. We invite you to contact one of our sales representatives who can guide you through the process. Chances are we have a sales representative in the city you live! You can contact us at firstname.lastname@example.org
Our Selong Selo Residences are located on the Selong Belanak Bay in the South Lombok. It is approximately a 30 minute drive from the international airport and a 30 minute drive west of Kuta (the main town and tourism centre in South Lombok). The capital, Mataram, is about 1 hour and 15 minute drive north along the newly constructed airport bypass road. The road connecting the main airport road and our residences is fully asphalted providing a comfortable ride to your villa.
We pride ourselves on offering a completely transparent and ethical business model. All additional services are offered on a fully open book model of cost plus to ensure you have 100% clarity on underlying costs. We have a permanent office in Selong Belanak with a team of English speaking expatriates and local staff that are well trained and have a huge amount of operating experience in Lombok. We are committed for the long term to support our clients and the local community. We have strived to align interest in the success of our development with many of our senior staff and management having a plot within the development. We are passionate about the area and our development and want to share it with our friends and family. Our business model is based upon helping you through every stage of the development process. From land acquisition, villa design and construction to villa management. Our in-house team of international experts are your one stop shop to ensure you get the most our of your investment. We are the only group in South Lombok that offers this. Making sure you have a partner that can help you through every aspect of development is the key to our success. We have undertaken extensive due diligence to be confident that we can navigate through all the intricacies of the local customs to ensure we are getting certainty of boundary, access and clear title. By purchasing through Selong Selo, we can guide you through the process without losses, risks or unnecessary expenses.
After working in the area for nearly seven years, we realized that the only way to deliver an extraordinary product in the undeveloped South Lombok is to create a specialist in-house team to fulfil all the core competencies of the business. We have spent many years exploring the area, connecting with local people, hiring key staff and learning everything there is to know regarding land purchase and development. We see this as our key point of difference as most other developers leave their purchasers to manage their own constriction to build their villa. We know first-hand it is not easy to find quality help in such a remote area and we have worked very hard to have an on the ground presence that is reliable, knowledgeable and trustworthy. Our team of experienced professionals not only have an impeccable track record in delivering quality products and services in remote destinations but also feel the same passion the group’s founders felt to create a first class product.
We highly recommend all potential plot purchasers to visit the area and see our Selong Selo Residences in person. There are many who sell subdivided land, however we strongly believe it is the next stages after the land sales that is the most important. We believe in delivering a first class and sustainable product and build to international standards. All of our designs and construction plans are done by international design and construction professionals and implemented with thorough supervision from our international construction team. For the past three years, Selong Selo has trained and educated many local builders in the art of delivering quality products with the highest standards.
We will run an open book policy and cost plus model so you will see all the costs that are contributed for this. Paying the fee estimate is to ensure we have the funds to properly maintain the development. We are initially preferring to take a conservative approach to ensure we have adequate provisions. Our estimates are extremely conservative and the likelihood there will be a return of funds at the end of the year. We have based it on the Australian holiday rental program and also advice from key consultants Eric Levy and Bill Barnett. Once we get a more established idea of yearly costs this will be reflected.
Although we have a blanket no pets policy we are happy to discuss with individual owners on a case by case basis.
Yes, we want people to use The Interior Space as we can be assured the quality sourced is up to the standard we want our rental rooms to be portrayed. Our interior designer has a large textbook of various furnishings which give you plenty of scope to expand your horizons and select from a wide range of options. Our designer is very good at sourcing some great furniture and fixtures.
In order to keep the electricity bills for the villas down to a minimum we are designing them with energy efficiency in mind. Full ‘passive cooling’ like surrounding the villas with shade trees, special solar blinds for the windows, full insulation, low energy light bulbs, natural ventilation etc. This is to keep air-conditioning usage to a minimum as it’s air-cons that use the most amount of electricity. This is why we are aiming to incorporate a 10KW solar system into each villa. This should run everything apart from the full air-cons (it should also be able to partially run the air-con units). For outside night lighting our objective is to use solar lights, this goes for all the landscape and street lighting too.
Due to Indonesian law a foreigner/non-citizen is unable to own a freehold title of land in Indonesia, but can obtain beneficial control of the land and own certain land property rights. The options of acquiring and controlling land in Indonesia are as follows:
PMA (Penanaman Modal Asing): A PMA is a foreign investment company which can under certain conditions be 100% foreign owned and controlled. A PMA company can be founded by a resident or nonresident of Indonesia. There are numerous requirements that must be met in the creation of this company. Upon establishment, the PMA can then own land with the Land Title Deed in the companys name, but is required to obtain a HGB (Hak Guna Bangunan, Rights to Build) title. The HGB allows the foreign company to then build on/develop the property. The HGB title is granted for 30 years and is renewable up to 20-30 more years upon request (renewal is granted upon the basis that the land of interest must have been developed/constructed on by the foreign owner). A PMA should not be established with the intention to solely own vacant land, structures and development is required at some stage.
Hak Sewa (Right to Rent or Lease): This is the title under which foreigners can rent or lease land from an Indonesian land owner for up to 30 years with an option to extend for an additional 20 years. A lease agreement must be created and signed by both parties before a notary (PPAT).
Partnership Agreement with an Indonesian Citizen: A foreigner may obtain control/land property rights of land by entering into a partnership agreement with an Indonesian citizen (local partner). Indonesian citizens are able to own Hak Milik Sertifikat (Right of Ownership Certificate). This is the strongest title that may be obtained within Indonesian land rights. This title must be transferred from the original landowner to the foreigners Indonesian partners name. This agreement is structured so that the Indonesian party cannot sell/lease/build on the land without the consent of the foreign party. These documents are to be signed before a certified notary (PPAT) by both parties and comprise:
1.Loan/Mortgage Agreement, given by the local partner and secured by the property. In Indonesia, mortgages are recorded as legal security interests, which attach to the title of the property and are lodged at the BPN (The Indonesian regulatory authority that issues the certificate to the Property). Properties subject to recorded mortgages must have the mortgage satisfied/paid-off before BPN will issue a new certificate in the name of a subsequent buyer/owner or allow transfer of ownership.
2. Power of Attorney (POA) to deal with the property in all respects. Note: As additional security, possession of the original certificate (in the name of the buyers local partner) is held by the foreigner as it and other documents must be first submitted to the BPN by the local partner in order to sell or transfer ownership of the property.
Hak Pakai (Rights of Usage): Hak Pakai differs slightly from Hak Sewa in the manner that it is based on government land or Hak Milik land. Hak Pakai is obtained by virtue of a sale and purchase deed (Akta Jual Bei) between a foreigner and an Indonesian seller. With the use of a Hak Pakai the rights of the land are released to the foreign party. The title can be registered in the land office and the foreigners name can be transferred to the land certificate. This title can be obtained for up to 25 years with an option of renewal for another 25 years.
Titles and Meanings
Hak Milik: Rights to Property/Possession, equivalent to the concept of freehold ownership (only available to Indonesian citizens)
Hak Pakai: Rights of Usage (generally associated with Partnership Agreement)
Hak Sewa: Right to Lease or Rent (Leasehold Option of Indonesian Land)
HGB (Hak Guna Bangunan): Rights to Build (generally associated with the establishment of a PMA)
HGU (Hak Guna Usaha): Rights to Cultivate (sometimes associated with a PMA)