What a villa in Lombok actually costs

The most typed question about this island is not whether Lombok is a good investment. It is how much it costs. And the usual answer is a range so wide it is useless: "anywhere from €50,000 to a million".

No estimating needed here. These are the six projects listed on TANAH right now, at the price their owner is asking.

The first thing that stands out: most of it fits under €100,000

Three of the five villas come in below that line. The cheapest is €85,000. That covers the build, the long lease on the land and, on the off-plan ones, staged payments through to handover.

If you have been looking at Bali, this is a different order of magnitude. There, a comparable villa in an established tourist area starts where these finish — and it is also a different thing: you buy it with the neighbourhood's occupancy already measured. The two we have listed in Bali are here. That is the difference between a finished market and a half-built one — with everything good and everything bad that carries, which is what another article is about.

The number that actually compares: price per built metre

A total price tells you nothing until you know the size. Per metre, the four villas with a declared floor area sit between **€1,113 and €1,400 per built square metre**.

That is a surprisingly narrow band for projects by different developers, and it is the figure worth carrying with you. When someone shows you a villa in Kuta, divide the price by the metres. Well above €1,400 and they should be able to explain what makes it special. Well below, ask about the finishes.

Land is a different story: €34 per metre in Kertasari, which is on Sumbawa, the next island over. Buying land and building is cheaper and lets you choose the plot and the house, in exchange for a longer calendar: permits, a builder and site visits. If you do not live there, that is solved by whoever runs the build on the ground — it is the part to settle before you buy, not a reason not to.

What those figures do NOT include

None of those prices cover:

• The notaris and transfer taxes. Budget a percentage of the price; it changes with the legal structure you buy under.
• Setting up the company, and only on the PT PMA route: most buyers do not need it. The lease is signed in your own name and, if you let it, a licensed Indonesian operator runs the villa — so you come in at the cost of a contract, not the cost of setting up and running a company. Both routes are set out in leasehold, Hak Pakai or PT PMA.
• Furniture. An empty villa earns nothing in rent.
• Management, if you plan to rent it out and do not live there.

Added up, that is not a detail. It is the gap between the brochure yield and the one you end up seeing, which is what work out your real return is for.

Being honest about the sample

Six projects are not a market study. They are six projects.

And these are asking prices, not closed sales: what the owner publishes, not what they end up signing. In a market with few comparable listings, that difference can be real.

We say so because it is exactly what we hold against anyone publishing "the average yield in Lombok" pulled from four adverts. These figures are worth what they are worth: a verifiable starting point instead of a half-million-euro range.

You can check every one of them: they are all on the map, with their listing and floor plan. We look after you and check the paperwork with you — free for the buyer.