Acquisition assumptions
Land purchase price, acquisition allowance, improvement allowance, holding period, and exit cost allowance are illustrative scenario inputs only.
Model 4
Staged Land Value Creation Scenario
Land acquisition, access improvement, lot planning, and staged resale sensitivity.
This model is designed for investors who want to understand how a larger land parcel may be assessed for potential value creation through access improvement, planning support, lot configuration, and staged resale sensitivity. This scenario is illustrative only and does not assume formal subdivision approval or automatic feasibility.
Scenario overview: three staged land value creation options are shown for early-stage comparison. Strategic Staged Sale is highlighted as the main value-creation discussion model. This pathway is land-led and focuses on acquisition, access improvement, planning support, lot configuration, and staged sale sensitivity rather than construction benchmarking.
Currency comparison
Manual Comparison Currency
Enter the indicative exchange rate you wish to use today. Example: if 1 AUD = 10,800 IDR, enter 10800.
Currency conversion is indicative only. IDR remains the base modelling currency. Actual transfer, bank, settlement, or exchange rates may differ.
Scenario options
Starter / Strategic / Larger Parcel Staged Sale Options
Project basis
Acquisition and Improvement Basis
Total project basis includes illustrative land purchase cost, acquisition allowance, improvement allowance, and holding cost allowance over the modelled holding period.
| Scenario | Gross Land Size | Illustrative Purchase Price | Land Purchase Cost | Acquisition / Structuring Allowance | Access / Planning / Improvement Allowance | Holding Cost Allowance | Total Project Basis |
|---|
Land purchase price is applied to gross land area. Net sale sensitivity is calculated using estimated sellable land only. Land price assumptions are illustrative benchmark inputs only and may vary materially by location, access, views, slope, site condition, infrastructure, legal status, zoning, and proximity to local demand drivers.
Sellable land profile
Estimated Sellable Land and Lot Profile
Sellable land is estimated after allowing for access, circulation, easements, setbacks, common areas, unusable land, and site-shape adjustments.
Indicative lots are conceptual planning assumptions only and do not represent approved subdivision lots.
| Scenario | Gross Land Size | Sellable Land % | Estimated Sellable Land | Indicative Lots | Average Lot Size |
|---|
Sale sensitivity
Net Sale Sensitivity
Net sale proceeds shown below are calculated on estimated sellable land only, using illustrative sale prices per sellable sqm, and after a 5% illustrative sales / exit cost allowance.
Net sale proceeds = sellable land size × illustrative sale price per sellable sqm × 95%.
| Scenario | Conservative | Base Illustrative | Higher |
|---|
Outcome sensitivity
Indicative Outcome versus Project Basis
Indicative outcome = net sale proceeds minus total project basis. Conservative downside cases are shown clearly where the outcome is negative.
This version does not model staged cashflow timing, tax treatment, financing, or the speed at which individual lots may sell.
| Scenario | Total Project Basis | Conservative Outcome | Base Illustrative Outcome | Higher Outcome |
|---|
Investor group view
Illustrative Capital Contribution per Investor
This table shows how the total project basis could look if divided equally across different investor group sizes. It is not a recommended structure, offer, or expected return.
| Scenario | 4 Investors | 6 Investors | 8 Investors |
|---|
These figures represent capital contribution examples only. They do not show resale proceeds, profit, distributions, or investor returns.
Key assumptions
Model Inputs
Sellable land basis
Sellable land is estimated after allowing for access, circulation, easements, setbacks, common areas, unusable land, and site-shape adjustments. Actual sellable land may differ materially after survey, planning, legal, and site review.
Improvement allowance
Improvement allowances may include access improvement, road formation, drainage, planning support, survey, mapping, legal coordination, administrative support, utility planning, and basic marketing preparation. Actual requirements may vary significantly.
Resale assumptions
Resale values are based on illustrative future sale price per sellable sqm assumptions. These are not forecasts, valuations, guarantees, or investment recommendations.
Location and market variables
Land prices, sellable land percentage, improvement cost, sale velocity, and resale values can vary significantly by location and site conditions. Key variables may include proximity to local demand drivers such as Kuta Lombok town centre, Mandalika, beaches, surf breaks, restaurants, wellness destinations, airport access, road quality, views, surrounding development activity, infrastructure availability, site slope, land shape, legal status, zoning, and future supply in the area.
Legal and planning variables
Any subdivision, staged sale, access improvement, or lot configuration strategy would require site-specific legal, planning, title, zoning, access, tax, and commercial review. This scenario does not assume formal approval or automatic subdivision feasibility.
This scenario is provided for early-stage investor discussion only. All figures are indicative and assumption-driven. Land prices, acquisition allowances, improvement allowances, holding costs, sellable land percentage, resale values, exit costs, and outcome ranges are illustrative only and are not forecasts, guarantees, valuations, financial advice, or investment recommendations. Site-specific legal, tax, planning, title, access, zoning, subdivision, and commercial due diligence would be required before any investor decision.
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