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.
Why Lombok needs extra care
Lombok's property market is growing quickly from a small base. Much of the land has been in families for generations, some of it was never properly certificated, and boundaries can be informal. Add buyers who live overseas and can't easily visit, and you have the conditions for mistakes, and for people who take advantage of them.
None of this is a reason not to buy. It's a reason to do the checks below every time, whoever you're buying from, including the developers I work with.
1. "Freehold for foreigners"
Freehold (Hak Milik) is reserved for Indonesian citizens. If a foreigner is offered freehold, the land will be registered in an Indonesian person's name, with a side agreement, loan or power of attorney meant to give the buyer control. These nominee arrangements are void under Indonesian law. If the nominee sells, mortgages the land, dies or falls out with you, you may have no claim.
The check: ask whose name will be on the certificate or lease. It should be yours, or a company you own. See can foreigners buy property in Lombok?
2. Land that isn't the seller's to sell
Common versions: the seller is one of several heirs and the others haven't agreed; the land is still under an old customary claim (girik or petok D) with no certificate; the certificate is mortgaged to a bank; or two people have sold the same plot.
The check: your own notary checks the original certificate at the land office (BPN), confirms every owner has signed, and checks for mortgages, seizures and disputes. If the seller won't let your notary see the original, stop. Land titles explained covers what to look for.
3. The wrong zoning
A plot can have a clean title and still be a bad buy if it's zoned for farming, conservation or a green belt. You may not get a building permit, or a rental licence for the villa once it's built. Along parts of the south coast, a beach setback also limits building near the sea.
The check: ask for the zoning in the regional spatial plan and the land-use approval (KKPR). For a villa, ask for the building permit (PBG) too, for the design as it will actually be built.
4. No legal road
A plot reached across a neighbour's land, or along a track that isn't a registered road, can leave you unable to build or sell. It's one of the most common problems with cheap hillside plots.
The check: confirm that legal access is shown on the certificate or survey, or secured by a registered right of way.
5. Guaranteed returns
"Guaranteed 12% a year for five years" sounds safe. But a guarantee is only a promise from the company giving it, and early payouts are sometimes funded by later buyers' money. When sales slow, the payments stop.
The check: ask who guarantees the return, what assets stand behind it, and what happens if they can't pay. Ask for a year of real booking statements from villas they already run. The rental income guide shows how to stress-test any projection.
6. Payment tricks
- Being asked to pay into a personal account, or an account in a different name from the company you're contracting with.
- A large payment demanded before you've seen documents, often with a deadline ("another buyer is ready").
- Changed bank details by email or WhatsApp. Email interception is a common fraud worldwide. Confirm any new details by phone with someone you've met.
- Staged payments that run ahead of construction, so most of the price is paid before there's much to show for it.
The check: pay only into the company's account or your notary's account, against a signed contract, and tie off-plan payments to stages you can verify. See buying off-plan safely.
7. Renders sold as reality
Most off-plan villas are sold from renders, and that's normal. The problem is when renders, AI images or photos of someone else's project are presented as completed work.
The check: ask for addresses of finished projects and visit them, or have the developer walk you round on a live video call. Ask to speak to a past buyer. On this site, every image of a listed property is labelled "concept render" or "real photo".
8. The notary chosen for you
Developers often suggest a notary, and that's usually fine. But a notary acts for the transaction, not for you. If anything feels off, use your own, and consider an independent lawyer to read the contract.
The short checklist
- Your name, or your company's, on the lease or title. Never a nominee.
- Your notary has checked the original certificate at BPN.
- Zoning, land-use approval and building permit seen in writing.
- Legal road access confirmed.
- Payments only to a company or notary account, confirmed by phone.
- Completed work seen in person or on a live video call.
- Rental figures backed by real statements, not a guarantee.
- A bilingual contract, with your own lawyer's review if the sums are large.
If you've been offered something that doesn't feel right, send me the details. I'm happy to tell you what I'd check, whether or not it's a property I work with.
This guide is general information, not legal advice. Before you sign or pay anything, confirm every point with your own notary or lawyer.
Common questions
Are property scams common in Lombok?
Most sellers are honest, but the risks are real: Lombok's land market is younger than Bali's, many plots have unclear or disputed titles, and foreigners are an obvious target. A few independent checks remove most of the risk.
Can a foreigner buy freehold land in Lombok?
No. Freehold (Hak Milik) is only for Indonesian citizens. Anyone offering a foreigner 'freehold' is describing a nominee arrangement, which is void under Indonesian law.
How do I check a land certificate in Lombok?
Have your own notary (PPAT) check the original certificate at the land office (BPN). The check confirms who owns the land, its boundaries and whether it is mortgaged, seized or disputed.
Is a guaranteed rental return a red flag?
Treat it as one. A guarantee is only as good as the company giving it, and it's often paid out of buyers' own money. Ask what happens if the company can't pay, and read the rental income guide.