What a villa in Lombok actually costs
Six listed projects with their prices in the open. Three of the five villas sit under €100,000, and land drops to €34 per square metre.
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.
| Project | What it is | Price | Per m² |
|---|---|---|---|
| El Destino, Kertasari | 500 m² plot, land only | €16,991 | €34/m² |
| Kirana Villas, Prabu | Off-plan villa, 1-2 bed | €85,000 – €110,000 | — |
| Villa Privé, Kuta centre | 80 m² villa, under construction | €89,000 | €1,113/m² |
| Oasis Villa, Kuta centre | 70 m² villa, off-plan | €98,000 | €1,400/m² |
| Villa Vistas, Kuta centre | 80 m² villa, under construction | €109,000 | €1,363/m² |
| Edén Villa, Kuta centre | 120 m² villa, off-plan | €135,000 | €1,125/m² |
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. 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 looks cheaper on paper, and turns out far more expensive in time, permits and headaches if you do not live there.
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, if you buy through a PT PMA rather than a lease. That decision changes both your entry cost and what you can do afterwards — it is 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, floor plan and the owner's direct contact. No middleman, no commission.
General information, not legal or investment advice. Rules and figures change: check anything that affects a decision with a licensed notaris or lawyer before you sign.