Three Islands GroupLuxury Villa Development · Indonesia
Three Islands GroupLuxury Villa Development · Indonesia
A home facing Are Guling bay to spend seasons in, and a decision that deserves documents: what official sources say about Indonesia, West Nusa Tenggara and Mandalika, how to read the real economics of a villa, and what must be in writing before signing.
The thesis reads from the outside in. Indonesia as an economy attracting investment; West Nusa Tenggara as a tourism province with its own statistics; Mandalika as a defined area with cumulative investment and measurable activity; and Are Guling as the bay west of Kuta where the project sits. Each scale gives context to the next, but none guarantees the outcome of a villa.
The national figure for the first half of 2026 shows year-on-year growth and a near-even split between foreign and domestic capital. It is macro and multi-sector: it speaks about the country, not about Lombok real estate.
West Nusa Tenggara's official statistics publish monthly hotel occupancy. They cover Lombok and Sumbawa and measure hotels, not villas: a thermometer, not a direct benchmark.
The zone managed by ITDC accumulates investment, operating businesses, visits and measured occupancy. It is a specific perimeter next to Kuta; its regime and incentives belong to the zone, not to the whole coast.
Aregulin Estates lies in Are Guling bay, west of Kuta, within Mandalika's area of influence. It takes part in the context at a small scale, with its own schedule and its own documentation.
What follows are figures with date, scope and source. They can be read as favourable signals; they should not be read as results of Aregulin Estates or as a promise of returns.
Six indicators from three public sources, consulted on 12 October 2026. Each card states period, unit and the universe measured. Comparisons are with the same period of the previous year where the source publishes them.
A macro, multi-sector figure: it describes the Indonesian economy as a whole, not real-estate investment in Lombok. Due to rounding, the two components add up to 1,010.5.
A historical cumulative figure for the Mandalika zone, not an annual flow and not a figure for all of Lombok.
Visits to the Mandalika zone, not to Are Guling or to villas. Average stay refers to hotels in the zone.
Figure for the month of July 2026 for the whole province (Lombok and Sumbawa), referring to hotels, not villas.
In a developing area it helps to separate three states: what already works, what has a signed agreement, and what is presented as an opportunity. Mixing them is the most common mistake when reading a destination. The location page places each site on the map.
Hotels, services and the international circuit already running within the ITDC-managed perimeter, with cumulative investment of IDR 6.018 trillion at the end of 2025.
ITDC presented SEZ tax incentives and integrated infrastructure to attract investment to three development areas. They are announced opportunities: an announcement of this kind is not the same as confirmed execution.
The circuit hosts international events; for the 2026 Grand Prix ITDC announced a camping ground for spectators, with opening planned for 8 October; it is an announcement, not a check of actual opening. The calendar changes every season and is checked at the official source.
Three Islands Group's own project west of Kuta, with its own status and schedule: consult the dossier and each unit's documentation; the villas page summarises them.
Four segments as marketing hypotheses, not measured shares. They help think about the villa, the season and the management. How much of that demand reaches Are Guling will depend on the factors listed below.
One- or two-week stays during school holidays. They value bedrooms, a private pool, a kitchen and a quiet base with Kuta nearby for dinner.
Getaways and honeymoons. They look for views, privacy and design; the villa competes with boutique hotels in the area.
Groups and couples who build the trip around the sea. Are Guling is an intermediate-to-advanced spot; demand follows the wave calendar.
Long seasons, remote work, retreat. They prefer quieter months and value reliable services and connectivity.
Dry and wet seasons, school holidays in source markets and surf windows change occupancy month by month.
The Grand Prix and other circuit events concentrate demand on specific dates; the rest of the year does not look like those weeks.
Air routes into Lombok airport and sea links with Bali determine who can arrive and how easily.
Villas and hotels in Kuta, Mandalika and the neighbouring bays, including projects under agreement or in planning.
Who operates the villa, on which channels and to what standard explains much of the difference between two identical villas.
Aregulin Estates brings together eleven units of three models, Mandalika, Sangiang and Rinjani, on the hillside overlooking the bay. Areas, plans and list price for each plot are on its sheet; the updated individual proposal is sent after a first conversation.
VisualisationTwo floors, three bedrooms. The most compact scale in the collection.
See sheet and plans
VisualisationThree suites and a front-row position facing the sea on the hillside.
See sheet and plans
VisualisationFour suites, a double-height living room and a usable roof. The largest of the three.
See sheet and plansThe sales dossier outlines, indicatively, a structure with separate contracts for the land and for the construction, with progress certificates that sequence payments. That is the general logic of the project; the specific terms of each unit are set in its individual documentation.
The specific conditions are read in each unit's proposal. The due-diligence section lists everything that proposal and the contract should spell out so the decision is taken with complete information.
Second home or long stays. No rental income; maintenance, staff and utilities borne by the owner. The decision rests on enjoyment and on long-term value expectations.
The villa is operated as holiday accommodation through professional management, with whatever authorisation applies. Income depends on occupancy, rate, season and channel.
Own use in the weeks you choose and rental for the rest of the year. Every night you use is a night not rented, and it is worth deciding before running the numbers.
The outcome depends on decisions you have not yet made and on a market still taking shape. The line items below organise the calculation each buyer builds with the estimated-cost sheet for their model.
Two ideas organise the reading. First: own use limits rentable nights, and does so on the dates you would normally want to be there, which usually coincide with high season. The more the villa is used, the less its economics resemble a pure rental.
Second: in a seafront villa, maintenance is not a minor item. Climate and intensive use shorten the life of joinery, equipment and textiles; an annual reserve stops a good occupancy year from becoming a bad cash year.
The occupancy references for Mandalika and the province shown above describe hotels in other perimeters. They are useful for understanding the destination, not for filling in the first line of this schematic.
Due diligence is not a wall: it is the list of what should be seen in writing before signing. Three Islands Group provides the project documentation and coordinates with a local firm; the independent review is done by the adviser each buyer chooses.
Who holds the land, under which right, what encumbrances are recorded and how the plot is delimited on the ground and on the plan. Road access and easements.
Permitted land use, building licences and, if rental is intended, what authorisation that activity requires and who must obtain it.
Which documents are signed, what each includes, how construction milestones are certified, which specification applies and how deviations are resolved.
Coastal and seismic exposure of the region, insurance cover available, electricity supply, water and connectivity at the plot.
How the acquired right is transferred, to whom, with what taxes and timelines. A young market has fewer resale references than a mature one.
Who will operate the villa, under what contract, fee and standard, and what happens with own use, maintenance and owner reporting.
Before reserving, the proposal and the contract for each unit should specify these points. If any is missing, ask for it.
In Indonesia, the acquisition of housing by foreign nationals is regulated and depends on the type of right and the requirements set by law. The right of use (Hak Pakai), the right to build (HGB) and lease contracts are distinct from one another and do not amount to full personal freehold, nor do they carry an implicit commercial operating permit.
Which figure suits each buyer, for how long and with what tax treatment is decided with a notary/PPAT and an independent adviser. The Mandalika SEZ is a perimeter with its own regime: its incentives do not extend to the rest of the south coast by proximity.
Yes, through the figures Indonesian law provides for foreign nationals, with requirements that depend on the right chosen. Which one suits is decided with a notary/PPAT and independent advice; the individual proposal details the specific structure of each unit.
No. The project and the area are both developing; any figure would be an estimate with no operating track record of our own. We share official indicators with their scope, the line items that determine the outcome and estimated costs per model so each buyer can run their own numbers.
They describe the context. Mandalika is a perimeter managed by ITDC next to Kuta, with its own regime; Are Guling is a different bay, west of Kuta. The zone's occupancy or investment are not results of the project and do not carry over to a villa.
Whatever the individual proposal for each unit specifies: scope of works and equipment, taxes and costs for each party, schedule and conditions. The specific scope is the one in each villa's document.
The project's schedule and forecast are set out in the dossier and summarised on the villas page. The date and the treatment of possible delays are set in each unit's documentation; it is a forecast, not a guarantee.
Not automatically. Holiday rental is an activity with its own authorisation and tax treatment, separate from the right over the property. The proposal should clarify what is required and who handles it.
It applies to the first four villas signed, on the list price of any model, and is set out in the reservation contract. Availability and conditions are confirmed at the time of enquiry.
Primary sources with publication date, the period they refer to and their scope. Consulted on 12 October 2026. Links open the original document.
After a first conversation we send the updated proposal for the unit you are interested in, with the points from the list above, the estimated-cost sheet and the project documentation. For those looking for a home and for those assessing an investment, the document is the same.