Lower · 1 storey
37 m² built area
~150 m² land (600 ÷ 4)
€49,000 tax incl.
- Deck + plunge pool
- Sea, valley & rice-paddy views
- 24-year leasehold + 25-year extension
- Est. net ROI ~8–12%
Lombok · Tito's Development
Are Guling
Jungle & Surf Sanctuary
Four exclusive residences blending organic luxury, surf culture, and Indonesian vernacular architecture, with views of the sea, the valley, and Are Guling's rice paddies.
- 3 of 4Residences available
- From €49,000Lower · tax incl.
- €59,000Upper · tax incl.
- Under construction~25%
Taxes included · 24-year leasehold + 25-year extension
Investment snapshot
€49,000
Lower · 37 m² built · tax incl.
€59,000
Upper · 52 m² built · tax incl.
3 of 4
Residences available
49 years
24 + 25-year extension
~8–12%
Estimated annual net ROI
50–65%
Estimated occupancy
Estimates, not guarantees. Are Guling figures, not Kainalu’s. See the investment framework →
The concept · Under construction
A sanctuary between jungle and swell
Are Guling does not press volumes onto the land: it lifts above it. Each house sits on pilotis, opens to the horizon, and uses local materials that age with the tropical climate.
Communicated progress: around 25% of the build.
Triple view
Sea, valley, and Are Guling's rice paddies: the local landscape as part of the living room.
Organic luxury
Teak, bamboo, thatch, and volcanic stone: real textures, no artifice.
Surf culture
Spaces shaped for boards, sand, wetsuits, and the ocean's pace.
Low impact on the land
Elevated paths, dense planting, and a design that aims to reduce the footprint on the natural landscape.
Architecture
Rumah Panggung, reimagined
Indonesia's tradition of houses on stilts, updated for contemporary indoor–outdoor living.
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01
Elevation on pilotis
Keeps the home clear of ground moisture, frees the hillside, and drives natural cross-ventilation.
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02
Tall roofs and wide eaves
Alang-alang thatch or timber tile roofs that shade from tropical sun and torrential rain.
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03
Louvered walls and sliding doors
Timber sliding doors open the interiors to the sea, the valley, and the rice paddies: one continuous indoor–outdoor room.
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04
Outdoor showers
Set into private gardens, wrapped in monstera, palms, and ferns.
Materials & textures
What you touch feels local
Every material answers the tropical climate: durability, breathability, and natural patina.
Teak / Bangkirai
Structure, façades, interior floors, and outdoor decks. Moisture-resistant, with a patina that gains character.
Structure · Floors · DecksBamboo & rattan
Privacy screens, ceilings, and furniture. Airflow and handcrafted texture.
Privacy · FurnitureAlang-alang thatch
Traditional roofs with natural thermal insulation and an Indonesian silhouette.
RoofingVolcanic stone
Sukabumi and Batu Candi in pools, outdoor showers, and baths. Green–grey tones that bind water to landscape.
Water · BathsOutdoor kitchen
An open kitchen on the balcony: cook outdoors, looking out to sea, valley, and rice paddies.
Balcony · Outdoor livingLinen & organic cotton
Curtains, cushions, and upholstery. Light, breathable, and calm.
Textiles
Lifestyle
Designed for the surf ritual
The house follows the day: from water to rinse, board to deck, sun to the shade of thatch.
Integrated board racks
Teak or bamboo racks at entries and terraces: boards as part of the design.
Surf mudroom
A transition zone with an outdoor rinse shower, space for wetsuits and wax. Sand stays out of the living room.
Low seating & warm light
Built-in sofas, cotton hammocks, deck loungers, and rattan pendants that cast soft shadows at night.
Landscape
Privacy among the palms
From the hillside, views open to the sea, the valley, and Are Guling's rice paddies. Dense planting between the four homes, plunge pools lined in Sukabumi stone, and elevated paths that connect without scarring the land.
- Views of the sea, the valley, and Are Guling's rice paddies
- Traveler palms, giant bamboo, and native flora as a living wall
- Private plunge pool per residence, clad in green stone
- Elevated paths toward shared areas and the beach exit
The project
Four houses. One hillside.
A ~600 m² plot divided into 4 equal parts (~150 m² land per unit; half on each side of the hillside): two upper two-storey units (52 m² built) and two lower single-storey units (37 m² built). Each with a deck, plunge pool, privacy, and views of the sea, the valley, and the rice paddies.
House 01
Upper · North · 52 m² built
~150 m² land · Two storeys on the high terrace, with a commanding outlook to the sea, valley, and rice paddies.
House 02
Upper · South · 52 m² built
~150 m² land · Same two-level typology: pilotis, orientation, and planted privacy.
House 03
Lower · North · 37 m² built
~150 m² land · Single storey on the lower level, with deck, plunge pool, and views of the sea, valley, and rice paddies.
House 04
Lower · South · 37 m² built
~150 m² land · Single storey: completing the ensemble with the same landscape outlook: sea, valley, and rice paddies.
Floor plans
Two typologies on the hillside
Upper: 52 m² built · Lower: 37 m² built. Each unit with ~150 m² land (600 m² ÷ 4), garden, and plunge pool.
Investment
Price, income & framework
A Tito's Development project, the same team behind Kainalu Resort. Residences under a 24-year leasehold with a 25-year extension (49 years in total).
3 available · 1 upper · 2 lower · 1 upper sold
€49,000
Lower · 37 m² built · tax incl.
€59,000
Upper · 52 m² built · tax incl.
~150 m²
Land per unit (600 m² ÷ 4)
49 years
24 + 25-year extension
Upper · 2 storeys · 1 of 2 available
52 m² built area
~150 m² land (600 ÷ 4)
€59,000 tax incl.
- Two levels · deck + plunge pool
- Sea, valley & rice-paddy views
- 24-year leasehold + 25-year extension
- Est. net ROI ~8–12%
- 1 upper already sold (under construction)
| Type | Investment | Framework | Nightly rate | Est. occ. | Est. net ROI |
|---|---|---|---|---|---|
| Lower · 37 m² built · ~150 m² land | €49,000 tax incl. | 24-year leasehold + 25-year extension | €70–100 / night | 50–65% | ~8–12% |
| Upper · 52 m² built · ~150 m² land | €59,000 tax incl. | 24-year leasehold + 25-year extension | €70–100 / night | 50–65% | ~8–12% |
Indicative estimates based on rental demand in Are Guling / South Lombok. They do not guarantee returns or occupancy. They are not a binding offer or financial advice. Leasehold terms, extension, and final conditions are set in contract. Design and construction may update.
What’s included
- Residence by typology (37 or 52 m² built)
- Private plunge pool and timber deck
- 24-year leasehold + 25-year extension on the unit
- ~150 m² land per unit (~600 m² plot divided into 4; half on each side)
- Legal guidance / foreign-investor structure (PT PMA)
Full furnishing and rental management options are confirmed when you enquire.
Leasehold & extension
This is not freehold land: it is a 24-year right of use on the residence, with a 25-year extension (49 years in total). Extension costs and process are confirmed in contract.
- The 25-year extension is handled with the developer / project structure
- The right is transferable under contract (resale / assignment)
- Extension costs, terms, and timelines are in private documentation
Illustrative scenario
Indicative base case for a residence in the rental pool (non-contractual):
- Avg. nightly €80 · 55% occupancy → gross ≈ €16,000 / year
- After management, OTA and ops → net ≈ €7,000–9,000 / year
- On €49,000–€59,000: conservative ~8–10% net · favourable ~10–12% net
Range shown · ~8–12% est. net
How to proceed
Pick a typology and message us. We’ll send availability, plans, and the income plan.
Model your scenario
Enter your own assumptions. We do not publish a management fee or official operating costs: without rate, occupancy, fee and costs the calculator will not show a result. Are Guling prices, not Kainalu’s.
Leave 365 if you don't stay there. These are not booked nights — subtract only the nights you use.
No management fee is published for Are Guling. Confirmed on enquiry.
Utilities, taxes, insurance, replacements. No verified figure published.
Simulation · not a guarantee
Estimated booked nights
Annual gross revenue
Management fee
Operating costs
Annual net income
Estimated net ROI
Estimated payback
Booked nights = available nights × occupancy
Gross revenue = rate × booked nights
Net income = gross − fee − operating costs
Net ROI = net income ÷ investment × 100
Location
Are Guling, South Lombok
The ensemble sits on a hillside, with views of the sea, the valley, and the rice paddies. We do not publish distances or travel times; those are confirmed when you enquire.
Tito's Development
The team behind both projects
Are Guling and Kainalu are developed by the same team, with roots in Kuta, Lombok.
Architect
German Campagna
Designs the project and directs construction at every stage.
Commercial Manager
Simon Bernacchia
Guides the investor from the first consultation through to reservation.
Legal & Administration Lead
Gabriel Brevi
Manages the legal side: structure, contracts and documentation.
FAQ
The essentials, clearly
How many residences does Are Guling have?
Four residences on a ~600 m² plot divided into 4 (~150 m² land per unit): two upper two-storey units (52 m² built) and two lower single-storey units (37 m² built). 3 available today (1 upper + 2 lower); one upper is already sold (the one under construction). Each with a deck, plunge pool, and planted privacy.
What is the investment price?
Lower: €49,000 (37 m² built · ~150 m² land). Upper: €59,000 (52 m² built · ~150 m² land). Taxes included. 24-year leasehold with a 25-year extension (49 years in total).
What’s included in the price?
The residence by typology (built area), ~150 m² land (equal share of the ~600 m² plot), plunge pool, deck, 24-year leasehold with a 25-year extension, and access to the ensemble. Full furnishing and rental management are confirmed when you enquire.
Is this freehold / land purchase?
No. It is a leasehold (right of use) on the residence for 24 years, with a 25-year extension (49 years in total). It does not include freehold land.
How does the lease extension work?
After the initial 24 years, a 25-year extension is handled with the developer / project structure under contract terms. The right is transferable under those terms (assignment or resale).
Can I use it myself or is it for rental?
Yes. The investor can use the residence, rent it out, or combine both. We do not publish a night cap; the calendar is coordinated with the rental operation.
Who manages the rental?
Professional management is coordinated with the project team. Fees, channels, and operations are in the private income plan.
What is the estimated ROI?
Indicative net ROI ~8–12%, with estimated occupancy 50–65% in the early years and zone nightly rates ~€70–100. Market estimates: they do not guarantee returns.
What views does each residence have?
Every residence, upper and lower, has views of the sea, the valley, and Are Guling’s rice paddies.
Who develops the project?
Tito’s Development, the same team behind Kainalu Resort in Lombok.
How do I get more information?
Request the investor pack on this page or message us on WhatsApp. We’ll share availability, plans, income plan, and terms.
3 of 4 residences available
Interested in Are Guling?
Request the investor pack and the team will share it personally. It includes:
- Financial data
- Legal and contractual framework
- Floor plans
- Current availability
Prefer to talk directly?
Chat on WhatsAppAre Guling is a Tito's Development project. Information is indicative and is not a binding offer or financial advice. Leasehold rights, extension, pricing, and timelines are confirmed in contract. Design and construction may update.