What a manager does
A full-service villa manager runs the property as a small hotel while you're away. That usually covers:
- Marketing: listings on Airbnb, Booking.com and similar sites, photos, pricing and the calendar
- Guests: enquiries, check-in, airport transfers, and help during the stay
- Housekeeping: cleaning, laundry, linen and guest supplies
- Upkeep: the pool, garden, air conditioning and small repairs
- Staff: hiring and supervising housekeepers, gardeners and security
- Paperwork: collecting payments, paying bills, and sending you monthly statements
Some managers also handle the tourism business licence and local tax, if your ownership structure needs them. Ask what's included rather than assuming.
What it costs
Most Bali and Lombok managers charge a share of rental revenue. Published figures cluster around these ranges:
| Model | Typical fee | Suits |
|---|---|---|
| Full service | About 20–30% of rental revenue | Owners who live overseas and want hands-off income |
| Part service | About 10–15% | Owners nearby who handle some tasks themselves |
| Fixed monthly fee | A flat fee, often a few million rupiah a month | Long-term rentals, or villas used mostly by the owner |
Indicative ranges from published Bali management fees. Lombok has fewer managers, and fees vary. Always get a written quote.
The fee is only part of the cost. On top of it you'll usually pay booking platform commissions, staff wages, utilities, pool and garden supplies, repairs, and replacing worn linen and furniture. Read Lombok rental income, honestly for how these add up.
Gross or net: check the fee base
Two contracts that both say "20%" can cost you very different amounts. Ask exactly what the percentage is taken from:
- Gross revenue: everything the guest pays, before platform commissions and costs. This is the most expensive for you.
- Revenue after platform commissions: more common, and fairer.
- Net profit: after operating costs. Rare, and it gives the manager a reason to control costs.
Also ask whether the fee applies to your own stays, to bookings you bring in yourself, and to cancellation fees.
Clauses to check in the contract
- The fee, the fee base, and every extra charge, such as onboarding, marketing or linen fees
- Who employs the staff, and who pays severance if the contract ends. Indonesian labour law can make this costly.
- A spending limit for repairs above which the manager needs your approval
- Monthly statements with the booking list, receipts and bank transfers
- Your right to see the booking platforms or a live owner dashboard
- How many nights you can use the villa each year, and how far ahead you must book them
- Minimum nightly rates, so the villa isn't discounted heavily to fill gaps
- Who holds the guest deposits, and how fast your share is paid
- Insurance: who insures the building, contents and guests
- Notice period and exit terms, including handing back the listings, reviews and photos
Developer-run rental programmes
Many off-plan developments in Lombok offer their own management. It's convenient, since the villas are marketed together and the staff are on site. But check the terms carefully:
- Is it optional? Some contracts tie you to the developer's manager for years. Look for the right to switch after a fixed period.
- Guaranteed returns: a "guaranteed" rental yield is only as good as the company paying it, and it's often built into the purchase price. Ask how it's funded and what happens after the guarantee period.
- Pooled income: some programmes share income across all villas. That smooths out bad months, but your villa's earnings depend on the others.
Read buying off-plan in Lombok for the wider checks.
Choosing a manager from overseas
- Ask for real numbers: occupancy and average nightly rates for villas they already manage nearby, across a full year, including the wet season
- Talk to current owners: ask two or three how long they've been with the manager and whether statements arrive on time
- Check the listings: look at their villas' reviews on Airbnb and Booking.com, especially recent ones and replies to complaints
- Check the company: a registered Indonesian company with the right business licence, not one person working informally
- Visit if you can: see a villa they manage on a normal day, not a staged visit
- Start with a trial: a 12-month contract with a clear exit is safer than a long lock-in
Self-managing from abroad
Some owners list the villa themselves and employ a local housekeeper and a caretaker. It saves the management fee, but you'll handle guest messages across time zones, staff, repairs and payments yourself. It works best for owners who visit often, or who have someone they trust on the ground. Remember that employing staff directly brings Indonesian employment obligations.
South Lombok specifics
- Fewer managers than Bali: the choice is smaller, and the established ones are clustered around Kuta. Check that a manager will actually cover your area, such as Tampah, Gerupuk or Ekas.
- Seasons: demand peaks in the dry season, roughly May to September, and drops in the wet season. Read rental income for what that does to occupancy.
- Staff and supplies: remote villas need reliable staff transport, and some supplies come from Mataram or Bali, which adds cost.
Looking at villas that come with a rental programme? Get in touch, and I'll send the management terms alongside the details.
This guide is general information. Fees and terms vary by manager, so get every figure in writing.