General information, not legal advice. This guide sets out the general rules as I understand them. It has not yet been reviewed by an Indonesian notary, and the rules change. Before you sign or pay anything, confirm every point with your own independent notary (PPAT) or lawyer.
How land is priced
Land in Lombok is quoted per are, which is 100 m². A 10-are plot is 1,000 m². Divide a per-are price by 100 to get the price per square metre.
Prices are usually in rupiah. Some agents quote in US dollars, especially to foreign buyers. In this guide we convert at roughly Rp 16,500 to the dollar and round the result. Check the current rate yourself.
There is no public database of sale prices in Lombok. Almost everything you can see online is an asking price. So the figures below are a guide to where the market sits, not a valuation of any plot.
Indicative prices by area
These ranges are indicative, from listings seen in 2025–2026, plus a few agency reports. They are freehold asking prices unless noted. They are deliberately wide. Where we found too little data, we say so.
| Area | Per are (Rp) | Per are (approx. US$) | Per m² (Rp) | How good is the data? |
|---|---|---|---|---|
| Kuta and Mandalika | 100–500 million; beachfront can be higher | $6,000–30,000+ | 1–5 million+ | Fair. The most listings on the island. Central and ocean-view hillside plots sit at the top. |
| Selong Belanak and the west coast | 25–150 million | $1,500–9,000 | 250,000–1.5 million | Thin. The cheaper listings are large rural parcels; small ocean-view plots ask much more. |
| Tampah | Not enough data | – | – | Too few public listings to give an honest range. |
| Gerupuk | Not enough data | – | – | We found no reliable recent listings with a price. |
| Ekas | Around 40–50 million for large parcels | About $2,500–3,000 | About 400,000–500,000 | Thin. Based on a few large beachfront parcels. Small plots usually cost more per are. |
| Senggigi | 75–150 million | $4,500–9,000 | 750,000–1.5 million | Thin. A handful of ocean-view listings. |
| Gili islands | About 100 million on the quieter Gilis; 150–450 million on Gili Trawangan | $6,000–27,000 | 1–4.5 million | Thin, and title is a special issue on Gili Trawangan (see below). |
| Mataram and inland Lombok | Very wide: from well under 50 million rurally to over 600 million on main city roads | From under $3,000 to $36,000+ | From under 500,000 to 6 million+ | Mixed. Rural inland land is the cheapest on the island, but is rarely listed for foreign buyers. |
Indicative only, from public asking prices seen in 2025–2026 on Indonesian and international listing sites and in agency commentary. Not sale prices, not a valuation, and not an offer. Dollar figures are rounded at about Rp 16,500 to US$1.
One agency report from mid-2025 put land near Kuta at around Rp 350 million per are, and neighbouring areas at roughly Rp 115–215 million. That fits the listings we saw. It also shows how quickly prices fall once you leave the most popular spots.
What pushes a price up or down
Location sets the starting point. These factors then move a plot's price within its area, often by a lot.
- Ocean view: the biggest single factor in South Lombok. A clear, protected view can add a large premium over a similar plot nearby without one. Ask whether anything could be built in front of it.
- Beachfront: land on the sand is scarce and priced at the top of each area's range. Check the coastal setback rules, which limit how close to the shore you can build.
- Road access: a plot with legal, all-season access to a public road is worth far more than one reached across a neighbour's field. Get access shown on the certificate or granted in writing.
- Title type: clean SHM freehold certificates attract the highest prices. HGB, and HGB over HPL land (such as inside the Mandalika zone), comes with terms and conditions that affect value. Land on girik or petok D should be much cheaper, because the title is not yet registered. See land titles in Lombok.
- Certificate status: a certificate that is split, surveyed and in the seller's own name is worth more than one still being divided among heirs or waiting at BPN.
- Zoning: land in a tourism (pink) zone, where villas and guesthouses are allowed, is priced well above farmland in a green zone. Check the regional spatial plan, not the seller's word.
- Slope: hillside plots give views but cost more to build on, with retaining walls and drainage. Flat land is cheaper to build on but rarely has the view.
- Electricity and water: a plot near the PLN grid and a reliable water source saves real money. Running power poles a long way, or drilling a deep well, adds to the true price.
- Plot shape and size: long, narrow or irregular plots are harder to build on. Large parcels are usually cheaper per are than small ones, which is why bulk land can look like a bargain.
Why listings vary so much
- Asking price is not sale price. Many plots sit on the market for months or years. What changes hands is often lower, and it is rarely published.
- Foreigner pricing. Some sellers and intermediaries quote higher to foreign buyers, often in dollars. The same plot may be offered locally for less.
- Sellers testing the market. Since the Mandalika circuit opened, some owners list well above what nearby land has sold for, to see if anyone bites.
- Several people selling the same land. One plot can appear on several sites at different prices, through different middlemen, each adding a margin.
- Mixed units. Listings mix per are, per m², per plot, freehold and leasehold. Convert everything to the same unit before you compare.
Freehold versus leasehold prices
Foreigners can't hold freehold (SHM), so most overseas buyers lease. A lease price is normally quoted as one lump sum for the whole term, for example 25 or 30 years, sometimes with an option to extend. It is usually well below the freehold price for the same plot, but how far below varies widely.
To compare leases, divide the total price by the number of are and then by the number of years. That gives a price per are per year. The lease listings we saw in 2025–2026 were too few, and too inconsistent, to give a reliable range. Some worked out at a few million rupiah per are per year; others at tens of millions, and a few didn't add up at all. Do the sum yourself on every offer.
When comparing a lease with freehold, ask:
- How many years are left, and what the extension will cost. A fixed price for the extension, agreed now, is worth a lot.
- Whether the price includes the lease tax, or whether that comes on top.
- Whether you can sell or transfer the lease, and sublet.
Read leasehold in Lombok, explained for the clauses that matter, and the costs of buying for what comes on top of the price.
A note on the Gili islands
On Gili Trawangan, a large area of land is held by the provincial government under an HPL (land management right), and its status has been disputed for years, with residents, businesses and investigators involved. Freehold listings there need extra care. Before you consider any Gili plot, have a notary confirm exactly what title it sits on.
How to check a price
- Find comparable plots. Look at several plots in the same area, with similar views, access and title. Convert all of them to rupiah per are. One listing tells you very little; five or six start to show a range.
- Ask a local notary. A notary who is also a land deed official (PPAT) handles real transfers in the regency and has a sense of what land actually sells for. Choose your own, not one introduced by the seller.
- Check the certificate at BPN. Have your notary check the original certificate at the land office: the owner, the size, the boundaries and any mortgage or dispute. A plot that is smaller than advertised is more expensive than it looks.
- Use government values as a floor. The NJOP (the value used for land and building tax, shown on the PBB tax bill) and the BPN's land value zones (ZNT, viewable on the BPN's Bhumi map) are official values. They are updated about once a year and are usually well below market prices in tourist areas. They won't tell you what to pay, but a price many times higher deserves a clear explanation.
- Visit, or have someone visit. Walk the boundaries, check the view from where the building would stand, and drive the access road in the wet season if you can.
Red flags
- A price far below everything else nearby, with pressure to pay a deposit quickly
- The seller won't show the original certificate, or the name on it isn't theirs
- Only girik or petok D, with a promise that the certificate "is being processed"
- A suggestion that an Indonesian friend holds freehold for you as a nominee
- No clear legal road access, or access "agreed" only verbally with a neighbour
- Zoning that the seller describes but can't show on the spatial plan
- Payment requested to a personal account rather than through the notary's process
- A plot size in the listing that doesn't match the certificate
If you plan to build, the land price is only part of the cost. Read building a villa in Lombok before you commit.
Common questions
How much does land cost in Lombok?
It depends almost entirely on where the plot is and what it looks at. Asking prices we saw in 2025–2026 ran from a few tens of millions of rupiah per are (100 m²) for large rural parcels to several hundred million per are for ocean-view and beachfront land around Kuta and the Gili islands. Treat any single figure with caution.
What is an are?
An are is 100 m². Land in Lombok is usually priced per are, so a 10-are plot is 1,000 m². To get the price per square metre, divide the price per are by 100.
Can a foreigner buy land in Lombok freehold?
No. Freehold (SHM) is for Indonesian citizens only. Foreigners usually lease, or hold HGB through a PT PMA company. See can foreigners buy property in Lombok?
Are listing prices what land actually sells for?
Often not. Listings are asking prices, and some sellers quote higher to foreigners or test the market. Compare several plots, ask what similar land has really sold for, and use the government land values as a floor.
This guide is general information, not a valuation, legal or tax advice. Prices are indicative and change quickly. Have a local notary check any plot before you pay.