Lombok, Indonesia
Bali's quiet successor.
Visitor arrivals 2024
3.6M
+51% vs pre-pandemic
STR occupancy (Lombok South)
67%
Airbtics Dec 2025
Villa price appreciation 2024
+20–25%
Reef Property
Market snapshot
The fundamentals at a glance.
Avg nightly rate
$189 / ~€175
Mainland villas
Avg occupancy
67%
Lombok South · Airbtics
RevPARi
~$127 / ~€117
$189 × 67%
Active STR listings
953
Lombok South
Annual STR revenue (median)
$16,792 / ~€15,500
Airbtics Nov 24–Oct 25
Peak season
Jul–Aug
Busiest
Ownership structure
Hak Sewa 25–30 yr
Leasehold
Legal complexity
Converted at 1 USD = 0.92 EUR (June 2026). Sources: Asia Property Awards, Airbtics Dec 2025, Indonesian property law 2025.
Sources: AirDNA, Inside Airbnb, tourism board statistics and local listing platforms. Last updated: Q2 2025. Figures are estimates — always verify before committing capital.
Price history
Land & villa price trend — South Lombok prime areas.
Index, 2020 = 100
Indicative price index — South Lombok prime villa/land segment. Source: Reef Property Lombok (2024, 2025 annual review), Asia Property Awards (May 2025), Nour Estates (2025).
Seasonal performance
Lombok South STR market — 12-month profile.
Monthly distribution modelled from Airbtics annual averages (67% occupancy, $189 ADR) and Airbtics seasonality index. Source: Airbtics Dec 2025, Asia Property Awards May 2025.
Social & investor sentiment
What the market is saying — Lombok.
Traveler reviews and social media give a texture the numbers miss. Below: what visitors are saying, and where the market skews.
Traveler sentiment 2024
86.1%
Positive
Overall: POSITIVE
13,640 positive · 2,206 negative · 15,846 total
Dominant platform: Instagram · Period: 2024
Source: Aspiration Journal Vol.5(2) Nov 2024 — Brand24
Top positive themes
Top negative themes
TripAdvisor signal
321,218+ reviews
- Top experiences: Mount Rinjani, Selong Belanak, Gili snorkeling
- Recurring praise: "Less crowded than Bali", "Friendly locals", "Incredible nature"
- Recurring concern: "Infrastructure still developing", "Limited public transport"
Source: TripAdvisor Lombok destination page, 2026
Luxury media signal
"Lombok ranked Asia's 2nd best island — Condé Nast Traveler 2025"
Luxury travel media recognition of this level historically precedes a 12–24 month surge in premium STR rates. Comparable recognition in early-stage Bali preceded its main appreciation cycle.
| Signal | Implication | Severity |
|---|---|---|
| Waste & cleanliness recurring in social media | Risk to premium STR rates if perception declines | Medium |
| Infrastructure gaps flagged by travelers | Limits luxury guest segment | Medium |
| Off-plan project warnings from local agents | Developer fraud risk — due diligence essential | High |
| Supply surge +42.66% YoY | Rate compression risk in mid-market segment | Medium |
| Condé Nast luxury media coverage | Positive demand signal for premium segment | Positive |
Mellvest monitors investor forums, local agent reports, social platforms, and travel media quarterly. Sentiment data updated: Q2 2026.
Comparison
How Lombok compares — Indonesia STR markets.
| Metric | Lombok SouthThis market | Bali | Gili Islands |
|---|---|---|---|
| Avg nightly rate | $189 | $90 (median) | est. $120 |
| Avg occupancy | 67% | 63% | 48% |
| Active STR listings | 953 | 38,640 | ~890 |
| Annual revenue (median) | $16,792 | $21,000 | est. $12,000 |
| STR supply growth YoY | +42.66% | +23% | — |
| Ownership | Leasehold | Leasehold | Leasehold |
| Legal complexity | Medium | Medium | High |
Bali median ADR $90 reflects full market incl. budget listings; luxury villa segment averages $198+. Sources: Airbtics (Lombok South Dec 2025, Bali Feb 2025–Jan 2026), Nour Estates (Gili 2024), Airbtics Indonesia STR Report 2025.
Sub-markets
Three areas, three theses.
Selong Belanak
Most desirable beach, luxury villa focus, sunset aspect
- Status
- Most active buyer market in South Lombok
- Top 10% nightly rate
- $270+
- Top 25% nightly rate
- $180+
- Best for
- Premium villa buyers, capital appreciation
Source: Reef Property 2025 · AirROI Dec 2025
Kuta Lombok
Most developed tourist hub, strongest rental returns
- Land price
- Rp 160M–400M / 100m²
- Mandalika Circuit
- 20 min
- Driver
- MotoGP event tourism
- Best for
- Villa investment, STR income focus
Source: Nour Estates 2025
Senggigi
Established strip, more affordable, recovering market
- Market share
- 25% of Lombok STR
- Trend
- Softening vs South Lombok
- Entry
- More affordable
- Best for
- Budget entry, mid-range, long-term hold
Source: Asia Property Awards 2025 · Reef Property 2025
Total cost of ownership
$200,000 villa, Kuta / Selong Belanak.
| Cost item | Amount | Notes |
|---|---|---|
| Purchase price | €184,000 | ~$200,000 at June 2026 rate |
| Notary & legal fees | ~€3,700 | ~2% standard Indonesia |
| BPHTB acquisition tax | ~€9,200 | ~5% of transaction value |
| Agent fee | ~€5,500 | ~3% typical Lombok |
| PT PMA setup (if applicable) | €2,750–4,600 | Required for commercial STR |
| PT PMA min paid-up capital | ~€138,000 | IDR 2.5B — BKPM Reg. 5/2025 |
| Furnishing & rental-ready setup | €15,000–20,000 | Mid-range villa estimate |
| Annual property tax (PBB) | €140–370/yr | Among lowest in the region |
| Rental income withholding tax | 20% of gross | Non-resident foreigners |
| Property management fee | 12–15% of revenue | Typical Lombok operators |
PT PMA minimum paid-up capital revised downward by BKPM Regulation No. 5/2025, October 2025. Total investment threshold of IDR 10 billion per business activity still applies. Sources: Global Property Guide Indonesia 2025, Eastern Edge tax guide 2025, BKPM Reg. 5/2025.
Yield calculator
Model your scenario.
Gross yield
25.1%
Net yield
16.1%
Gross annual revenue
$46,220
Net annual revenue
$29,669
Payback period
6.2 yrs
Baseline figures from Airbtics (Dec 2025) and Asia Property Awards (May 2025). Tax rate applies to non-resident foreigners — consult a local tax advisor.
Legal & ownership
The full pathway, step by step.
- 1
Choose your structure (2025/2026)
Three legal routes for foreign buyers:
- Hak Sewa (Leasehold) — 25–30 yr lease in your own name, no nominee. Most common for villa buyers. Renewable but not equivalent to ownership.
- Hak Pakai (Right to Use) — 25 yr, renewable to 80 yr total. Residential use only — not commercial STR. Requires KITAS residency permit.
- PT PMA via HGB — Right to Build 30+20 yr renewable. Required for legal commercial STR. Minimum paid-up capital IDR 2.5B (~€138,000) since BKPM Reg. 5/2025 (Oct 2025). Total investment threshold: IDR 10B per business activity.
⚠️ Nominee arrangements are illegal and unenforceable under Indonesian law.
Sources: BKPM Reg. 5/2025, Paradyse Homes June 2026, ORA Properties 2025, Synergy Pro 2025.
- 2
STR permit
- NIB (business registration) + TDUP (tourism accommodation permit) required.
- Requires PT PMA structure — personal leasehold does not cover commercial STR.
- New April 2026: NIB renewal every 3 years (was lifetime). 12-month grace period for existing operators.
- 3
Tax obligations
- Rental income: 20% withholding on gross (non-residents); reduced by tax treaty depending on country.
- PT PMA corporate rate: 22% on net profit.
- Property tax (PBB): €140–370/yr.
- Purchase tax (BPHTB): 5% of transaction value.
- Sources: Eastern Edge tax guide 2025, Global Property Guide 2025.
- 4
Exit
Leasehold interest is assignable (sellable) to another buyer. Remaining term transfers. Typical exit costs: 2.5–3%. PT PMA allows offshore sale of company shares. Exit liquidity improving but thinner than freehold markets.
Quarterly update
Q2 2026 Market Update
Last updated 1 June 2026
Quarterly subscribers receive this update every 3 months across all covered regions.
- 🟢 NEW
TransNusa launched direct Bali–Lombok Airbus A320 jet service Dec 2025. Replaces turboprops — major comfort and frequency upgrade for the island's most important feeder route.
Source: Eastern Edge, Dec 2025
- 🟢 NEW
Lombok International Airport expansion underway: new terminal + extended runway targeting 7M passengers annually. Direct routes to Perth, Singapore, KL in development.
Source: Discover Lombok, Feb 2026
- 🟢 NEW
PT PMA minimum paid-up capital reduced to IDR 2.5B (~€138,000) under BKPM Regulation No. 5/2025 (Oct 2025). Lowers barrier for foreign investors structuring commercial STR via PT PMA.
Source: Paradyse Homes, June 2026
- 🟢 NEW
Lombok ranked Asia's 2nd best island by Condé Nast Traveler 2025. First major luxury travel media recognition — historically precedes premium rate appreciation and new high-end supply.
Source: Discover Lombok, Oct 2025
- 🟡 UPDATE
STR supply in Lombok South grew +42.66% YoY in 2025 — fastest in Indonesia. Occupancy held at 67% despite surge, showing strong demand absorption. Monitor for rate pressure if supply continues at this pace.
Source: Airbtics Indonesia STR Report 2025
- 🟡 UPDATE
Average nightly rates declined ~21% YoY on Airbnb/Vrbo in 2024 (from $238 to $189), driven by 89% surge in available rentals. Occupancy improved +4pp. Rate recovery depends on supply moderation.
Source: Asia Property Awards, May 2025
- 🔴 WATCH
PT PMA total investment threshold (IDR 10B) means properties below ~€550,000 may not qualify for full commercial PT PMA structure — leasehold remains primary route for most buyers.
Source: Paradyse Homes, June 2026
- 🔴 WATCH
New NIB renewal requirement every 3 years (April 2026). Existing operators have 12-month grace period — ensure compliance before deadline.
Key risks
What to watch.
- STR supply growth +42.66% YoY — rate compression riskMedium
- Foreign ownership complexity — PT PMA IDR 10B thresholdHigh
- Nightly rate decline 21% in 2024 due to supply surgeMedium
- Currency risk — IDR historically volatile vs EURMedium
- NIB permit renewal every 3 years from April 2026Medium
- Off-plan developer fraud risk — due diligence essentialHigh
- Exit liquidity — leasehold resale thinner than freeholdMedium
Listings in Lombok
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Sources & methodology
Data sources — last reviewed June 2026
Mellvest aggregates public STR data, official statistics, field research, and social media monitoring. This is not investment advice.
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Sources & methodology
Data sources — last reviewed June 2026
Mellvest aggregates public STR data, official statistics, field research, and social media monitoring. This is not investment advice.
- Airbtics — Lombok South STR Market Data, Dec 2025airbtics.com
- Airbtics — Indonesia STR Market Report 2025airbtics.com
- Asia Property Awards — Lombok Emerging Landscape, May 2025asiapropertyawards.com
- Reef Property Lombok — 2024 Market Review, Dec 2024reefpropertylombok.com
- Reef Property Lombok — 2025 Market Review, Dec 2025reefpropertylombok.com
- Nour Estates — Land prices & occupancy Lombok 2024–2025nourestates.com
- BPS Statistics Indonesia — Visitor Arrivals 2024bps.go.id
- Discover Lombok — Tourist arrivals surge 51%, April 2026discoverlombok.guide
- Eastern Edge — Indonesia property tax guide 2025easternedge.co
- BKPM Regulation No. 5/2025 — PT PMA capital requirements, Oct 2025
- Paradyse Homes — Foreign ownership cap rules 2026, June 2026paradysehomes.com
- Global Property Guide — Indonesia buying guide 2025globalpropertyguide.com
- Aspiration Journal Vol.5(2) Nov 2024 — Lombok Tourism Sentiment (Brand24)aspiration.id
- TripAdvisor — Lombok destination, 321,218+ reviewstripadvisor.com
- Condé Nast Traveler Readers' Choice Awards 2025, via Discover Lombokdiscoverlombok.guide
- AirROI — Desa Batu Layar Barat STR data Dec 2025airroi.com
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