The Dispatch.
Editorial research, zone analysis, and live market intelligence. Refreshed regularly by our content engine. Page 12 of 20.
Security Concerns in Bali Accelerate Investor Flight to Lombok
Crime incidents in Bali spur investor flight to Lombok, where 40–50% YoY tourism growth, 47% villa appreciation, and €95–350K entry costs offer compelling risk-adjusted yields for diversified internat
Are Guling, South Lombok: A Property Investment Guide
Are Guling is a coastal zone west of Kuta, South Lombok, with the highest land-price momentum in the region at roughly +47% year-on-year. Land starts at Rp 120-180 million per are (about USD 7,300-10,900 per are) and turnkey villa entry runs from USD 150,000 to USD 255,000, making it a strong early-
Mawun Beach, Lombok: Property and Land Investment Outlook
Mawun is a protected horseshoe bay west of Kuta offering the lowest land-entry point in South Lombok at roughly Rp 50-80 million per are. Infrastructure is improving but remains limited. Buyers who accept illiquidity and a longer horizon may find value; those needing near-term rental income should c
Tanjung Aan and Bukit Merese: Buying Near Lombok's Signature Beaches
Plots near Tanjung Aan beach and Bukit Merese viewpoint sit within or adjacent to the Kuta zone, Lombok's most liquid investment corridor. Land commands premium pricing of Rp 300-400 million per are, reflecting high visitor footfall, MotoGP-driven infrastructure and strong villa demand. The trade-of
Ekas Bay, South-East Lombok: A Frontier Property Guide
Ekas Bay sits on Lombok's remote south-east peninsula, roughly two hours from Kuta by road, offering a famous right-hander surf break, a working aquaculture lagoon, and land entry prices at the lowest end of Lombok's spectrum. Access is rough, utilities are limited, and the opportunity suits seasone
Torok and Awang Bays: Industrial Neighbours and What They Mean for Property Value
Torok and Awang bays sit east of the Mandalika SEZ, where a planned commercial port at Awang and established aquaculture leases define the coastal character. Land here ranks among the lowest-priced in South Lombok. Rental appeal is real but niche, and buyers need a long time horizon to benefit from
Buying in Kuta Town Centre: When Commercial Beats Residential
Kuta town centre commands Lombok's highest land prices, at Rp 300-400 million per are, but that premium can justify itself for commercial and mixed-use buyers. Footfall, visibility and short-stay demand on the main strip can outperform a quieter villa plot, provided you price in noise, limited parki
The Praya Airport Corridor: An Overlooked Lombok Property Play
The Praya-to-Mandalika corridor connects Lombok International Airport to the KEK Special Economic Zone. Rarely discussed by beach-focused buyers, it sits at the intersection of rising airport traffic, a growing circuit economy, and chronic staff-housing shortages. For investors willing to look past
Buying Property on the Gili Islands as a Foreigner
The Gili Islands, Trawangan, Meno and Air, offer tourism-led property investment in one of Indonesia's most recognisable destinations. Foreigners cannot buy freehold land and must use leasehold or a PT PMA structure, the same rules as the mainland. The no-motor-vehicle environment shapes both appeal
Selong Belanak Property: Prices, Demand and the Build-Out
Selong Belanak land runs from Rp 150 to 250 million per are (roughly $9,100 to $15,200), with turnkey villas entering from $151,000 to $301,000. Family-focused tourism and improving road and utility infrastructure are driving steady demand, though the zone is less liquid than Kuta and build-out is s
Senggigi vs South Lombok: Established Calm or Growth Frontier?
Senggigi offers a mature, low-risk base with existing infrastructure and a gentle pace, but its tourism momentum has plateaued. South Lombok, particularly the Kuta-Mandalika corridor, is the active growth story, with villa rates rising around 38% year-on-year and net yields of 7-12% for well-run ass
Hak Sewa Leasehold in Lombok: Terms, Extensions and What You Really Own
Hak Sewa is Indonesia's leasehold title for foreigners. Leases typically run 25 to 30 years, with extension rights negotiated upfront. You own the use of the land and building for the agreed term, not the underlying freehold. As the term shortens, resale value compresses, so extension clauses and in
Hak Pakai for Foreign Buyers: Duration, Renewal and the 2021 Rules
**Quick answer:** Hak Pakai is Indonesia's "right to use" title, available to foreigners who hold a valid KITAS or KITAP residency permit. The 2021 implementing regulations extend the maximum duration to 80 years in stages: 30 years initial, 20 years extension, then a further 30-year renewal. No com
SHM, HGB, Girik and Letter C: Indonesian Land Certificates Explained
Indonesian land certificates range from fully registered formal titles (SHM and HGB, recorded at the national land office BPN) to informal pre-registration documents (Girik and Letter C) that carry real legal risk. Foreign buyers should only transact on HGB, held through a PT PMA company. Never buy
Bali's Sukuk Surge Signals New Opportunity for Lombok Investors
Indonesia channels Rp333.6 billion into Bali projects through Islamic bonds. Rising Bali development costs strengthen the case for Lombok's earlier-cycle entry points and double-digit net yields.
PT PMA vs Hak Pakai: Which Ownership Structure Should a Foreign Buyer Use in Lombok?
For most foreign buyers purchasing a rental villa in Lombok, a PT PMA company is the stronger choice. It provides full control, clean resale to other foreigners, and no residency requirement. Hak Pakai suits long-term residents with active KITAS or KITAP status who want a simpler, lower-cost route f
Insuring a Lombok Villa: Earthquake, Fire and Liability Cover for Foreign Owners
Foreign villa owners in Lombok can and should insure their property through an Indonesian-licensed insurer. A standard FLEXA policy covers fire and structural damage; earthquake cover requires a separate add-on. Premiums run roughly 0.2 to 0.5% of rebuild value per year. Leasehold holders can be the
Building permits in Lombok: PBG, SLF and zoning (RTRW) explained
Indonesia replaced the old IMB building permit with the PBG (Persetujuan Bangunan Gedung) in 2021. Before breaking ground in Lombok, you must obtain a PBG from the local authority, confirm your land sits in the correct RTRW zone, and secure the SLF occupancy certificate before using the completed st
Cost of Living in South Lombok for Expats in 2026
South Lombok is materially cheaper than Bali for expats. A comfortable single-person budget in Kuta or Selong Belanak runs roughly USD 1,200 to 2,000 per month, covering a furnished villa rental, daily meals, scooter running costs, and basic healthcare. Families with school-age children should budge
Senggigi and North Lombok: A Property Investment Guide
Senggigi and North Lombok form Lombok's oldest tourism corridor, with established hotels, restaurants and road links. Rental yields are generally modest and capital growth trails the booming south, but entry prices tend to be lower. The area suits lifestyle buyers and investors seeking Gili Islands
Hiring villa staff in Lombok: roles, salaries and rules
A standard Lombok villa runs on four core roles: housekeeper, gardener, security guard and villa manager. Monthly salaries range from about IDR 2.5 to 10 million depending on role and experience. Add BPJS social-security contributions and staffing typically absorbs 8 to 14 percent of gross rental in
Healthcare and Emergency Services in South Lombok: What Owners and Renters Should Know
South Lombok offers basic clinic care near Kuta, with the main regional hospital in Mataram around an hour away. For serious emergencies, Bali is the standard first evacuation destination, with Singapore for specialist care. Comprehensive international health insurance and a documented evacuation pl
Common Lombok Property Scams and How Foreign Buyers Avoid Them
Foreign buyers in Lombok face four main risks: illegal nominee arrangements that courts will not uphold, double-sold land certificates, fake or unsplit titles, and deposit-and-disappear developers. Each is avoidable through independent legal verification, PPAT-licensed notaries, and BPN title checks
Bali's Award-Winning Appeal Drives Smart Investors to Lombok
Bali wins accolades as a world-class destination, driving property prices skyward. Smart investors are turning south to Lombok, where comparable lifestyle meets superior cash returns at half the cost.