Think in seasons
South Lombok's rental market follows the weather. The dry season, roughly May to October, brings surfers, families and couples, and the best villas fill up. The wet season, roughly November to April, is greener and quieter, with lower occupancy and lower nightly rates.
An annual average hides this. Ask for occupancy and rates by month, and plan your own stays around the quieter months if you want to keep peak weeks for paying guests.
From gross to net
Gross income is nightly rate × nights booked. What reaches you is much less once you deduct:
- Management fees and booking-platform commissions
- Staff, cleaning, laundry and guest supplies
- Electricity, water, internet and pool care
- Maintenance and a reserve for replacements
- Tax on rental income, in Indonesia and possibly at home
Expect a slower first year too, while the villa builds reviews and a booking history.
A worked example
These are one developer's projections for a two-bedroom villa in Tampah Hills, after operating costs and a 15% marketing fee:
| Scenario | Nightly rate | Occupancy | Net per year |
|---|---|---|---|
| Low | $220 | 60% | $29,872 |
| Medium | $270 | 70% | $42,771 |
| High | $320 | 80% | $57,933 |
Source: Aurenta Living's projections for Tampah Sky. The same developer's area comparison shows Tampah Hills occupancy of around 35% in low season and 75% in high season. Projections are estimates, not guarantees.
How to stress-test any projection
- Halve the occupancy. Would you still be comfortable? If yes, the upside is a bonus. If not, the purchase depends on everything going right.
- Ask for real statements. Booking-platform or management statements from villas the developer already runs, for a full year.
- Check comparable villas. Look at similar villas nearby on booking sites: their rates in different months and how booked their calendars look.
- List every cost. Use the costs guide and make sure each one is in the projection.
- Remember the lease. On a leasehold, income has to repay the price within the term, with the extension as upside.
What makes a Lombok villa rent well
Location close to a good beach or surf, a private pool, strong photos, reliable internet and air conditioning, and a good manager who answers guests quickly. Distinctive features help too: rooftop views, wellness facilities like a sauna and cold plunge, or design that stands out in listings.
This guide is general information, not financial advice.