Are Gulingland $/m²$1,218▲ +4.1%Kuta Mandalikaland $/m²$2,000▲ +2.4%Selong Belanakland $/m²$1,635▲ +1.8%Tanjung Aanland $/m²$1,808▲ +3.2%Gili Trawanganland $/m²$2,410▲ +0.8%Avg OccupancySouth Lombok70.6%▲ +5pp YoYAvg Nightly Rateall zones$200▲ +$13 YoYTourism Arrivalsyear-on-year+47%▲ NEW HIGHMotoGP Indexdemand proxy138.4▲ +12.6US T-Bond 10Ybenchmark yield4.28%▼ -0.04Are Gulingland $/m²$1,218▲ +4.1%Kuta Mandalikaland $/m²$2,000▲ +2.4%Selong Belanakland $/m²$1,635▲ +1.8%Tanjung Aanland $/m²$1,808▲ +3.2%Gili Trawanganland $/m²$2,410▲ +0.8%Avg OccupancySouth Lombok70.6%▲ +5pp YoYAvg Nightly Rateall zones$200▲ +$13 YoYTourism Arrivalsyear-on-year+47%▲ NEW HIGHMotoGP Indexdemand proxy138.4▲ +12.6US T-Bond 10Ybenchmark yield4.28%▼ -0.04
HUBLOMBOK · VOL. IV · 1 JUN 2026
▸ INDEPENDENT INVESTMENT INTELLIGENCE · SOUTH LOMBOK

The quiet Bali
is called Lombok.

Sun-bleached cliffs. Crescent bays. A MotoGP-accelerated infrastructure wave few foreign buyers are pricing in. 25% net yields, €255K entry point.

▸ LIVE MARKET
Are Guling
land $/m²
$1,218▲ +4.1%
Kuta Mandalika
land $/m²
$2,000▲ +2.4%
Avg Occupancy
South Lombok
70.6%▲ +5pp
Tanjung Aan
land $/m²
$1,808▲ +3.2%
0%
Max net yield · Are Guling
0%
Tourism arrivals YoY
0
Villas tracked · 18 months
$0K
Samudra Villas entry · Are Guling
▸ MARKET PULSE · LIVE INDICATORS

Six indicators,
one emerging thesis.

Capital velocity, infrastructure delivery dates and the yield gap with Bali — tracked quarterly from the ground.

◆ Avg $/m² South Lombok
$0
+18.4%YoY
◆ Net Yield Range
15–25%
+3.2pp5Y AVG
◆ Airbnb Occupancy
0%
+5ppYoY
◆ Tourism Arrivals
+47%
2.1MPROJ 2026
◆ MotoGP Rate Lift
312%
4 NIGHTSRACE WEEK
◆ Pipeline Projects
0
+9 QoQTRACKED
▸ FEATURED DEAL · ARE GULING · LIMITED AVAILABILITY
Samudra Villas — $255K · 12.7% net yield · Turnkey
View Project
Full indicator set
§ 03 · The Dispatches

Reported
from the island.

Indonesia’s Push Beyond Bali Could Reprice Lombok’s Tourism Corridor
Economy31 May 2026

Indonesia’s Push Beyond Bali Could Reprice Lombok’s Tourism Corridor

Jakarta wants tourism capital beyond Bali. For Lombok, that policy shift could strengthen the island’s investment case from airport-led access to villa-led cash flow.

Read the piece
Bali’s Tourism FX Dominance and What It Means for Lombok
Economy

Bali’s Tourism FX Dominance and What It Means for Lombok

31 May 2026 · 7 min
Why Indonesia Is Holding Rice Prices Steady as the Rupiah Softens
Economy

Why Indonesia Is Holding Rice Prices Steady as the Rupiah Softens

31 May 2026 · 7 min
Indonesia’s Bali diversification push opens new tourism capital lanes
Economy

Indonesia’s Bali diversification push opens new tourism capital lanes

30 May 2026 · 6 min
Bali's Tourism FX Dominance Signals Wider Investment Spillovers
Market Data

Bali's Tourism FX Dominance Signals Wider Investment Spillovers

30 May 2026 · 6 min
Indonesia Holds Fuel Prices Steady as the Dollar Tests Household Budgets
Economy

Indonesia Holds Fuel Prices Steady as the Dollar Tests Household Budgets

30 May 2026 · 7 min
Rupiah Weakens, but Jakarta Refuses to Rework the 2026 Budget
Economy

Rupiah Weakens, but Jakarta Refuses to Rework the 2026 Budget

27 May 2026 · 5 min
§ 04 · The Lifestyle

What the yield actually buys.

The reason long-stay tenants pay 35% more on Lombok than on the mainland — and the reason they come back. A year on the island, in stills.

Villa terrace at golden hour
Villa terrace — Are Guling
Infinity pool private villa
Infinity · private
Surfboard at Desert Point dawn
Desert Point dawn
Dusk, Mandalika bay
Dusk, Mandalika bay
Rooftop, Kuta
Rooftop, Kuta
Pasar Pancor
Pasar Pancor
Benang Stokel falls
Benang Stokel falls
Ayam taliwang
Ayam taliwang
Gili Asahan afternoon
Gili Asahan afternoon
A year on the island · full essay
§ 05 · The Zones

Nine postcodes,
nine theses.

Kuta Mandalika
§ 01 / 09
18% yield

Kuta Mandalika

Race-day economics. MotoGP halo + Pertamina circuit lifted villa rates 38% YoY.

Surf villasBoutique hotelsCo-living
View zone brief
Selong Belanak
§ 02 / 09
16% yield

Selong Belanak

Crescent beach, beginner surf. Family-tourism magnet pulls higher avg-stay length.

Beach villasFamily compoundsLong-term capital growth
View zone brief
Tanjung Aan
§ 03 / 09
18% yield

Tanjung Aan

Postcard headland 8km east of Kuta. Cliff-front parcels driving record €/m² prints.

Luxury villasBeach clubsTrophy assets
View zone brief
Are Guling
§ 04 / 09
21% yield

Are Guling

Quiet cove west of Kuta — where Samudra Villas operates. Early-cycle frontier with breaking infrastructure.

Off-grid retreatsCliff villasLand banking
View zone brief
Senggigi
§ 05 / 09
11% yield

Senggigi

Original West Lombok strip. Lower yields but mature title clarity & legacy infrastructure.

ApartmentsLong-stay rentalsMature ROI
View zone brief
Gili Trawangan
§ 06 / 09
13% yield

Gili Trawangan

Mature islet market. Highest occupancy on the island — but compressed yields and import costs.

BungalowsEco-resortsDive-shop combos
View zone brief
◆ · AS REFERENCED IN · ◆
MONOCLE
"The quiet reassembly of the island's beach-club economy."
THE BUSINESS TIMES
"Lombok's land velocity is rewriting the ASEAN leisure map."
FT · HOW TO SPEND IT
"Boutique-scale, carbon-aware villa investment with real yield."
ROBB REPORT
"A disciplined alternative to Bali's saturated south."
JAKARTA POST
"Foreign capital is finally pricing Lombok on fundamentals."
THE EDGE MALAYSIA
"The cleanest ASEAN real-estate thesis of the decade."
SOUTH CHINA MORNING POST
"Why smart family offices skipped Bali and bought Kuta."
MONOCLE
"The quiet reassembly of the island's beach-club economy."
THE BUSINESS TIMES
"Lombok's land velocity is rewriting the ASEAN leisure map."
FT · HOW TO SPEND IT
"Boutique-scale, carbon-aware villa investment with real yield."
ROBB REPORT
"A disciplined alternative to Bali's saturated south."
JAKARTA POST
"Foreign capital is finally pricing Lombok on fundamentals."
THE EDGE MALAYSIA
"The cleanest ASEAN real-estate thesis of the decade."
SOUTH CHINA MORNING POST
"Why smart family offices skipped Bali and bought Kuta."
Samudra Villas · exterior
Living
Bedroom
◆ ENTRY · ARE GULING
$255K
Turnkey villa · 12.7% net yield · Managed programme
§ 06 · In partnership with

Samudra Villas.
The desk behind the reporting.

The Hub is written by the Samudra Villas team — investors, builders and operators who have been acquiring, structuring and managing villa assets in South Lombok since 2020. The reporting is independent. The market knowledge isn't theoretical.

  • Legal PMA structuring & freehold via PT
  • On-ground project management in Kuta Lombok
  • Architect-led design, local build teams
  • Managed rental programme · 12.7% net yield
§ Timeline of the operation
Q1 2020
Desk founded
First acquisition · Selong Belanak cliff parcel.
Q3 2022
First villas delivered
8 keys built, 94% ADR occupancy year one.
Q2 2024
MotoGP tailwind
Arrivals +41% · land bank extended.
Q4 2025
Phase II launch
12 freehold villas, 3 beach-club plots transacted.
2026 →
European capital round
EUR 24M raised for Phase III mixed-use.
Visit Samudra Villas Talk to the desk
§ 07 · THE DISPATCH

Two thoughtful issues
a month.

Off-market briefings, zone-by-zone market data, and the occasional essay from the desk — straight to your inbox. No pitches, no affiliate links.

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