The Dispatch.
Editorial research, zone analysis and market intelligence. Refreshed regularly by our content engine. Page 22 of 29.
The Praya Airport Corridor: An Overlooked Lombok Property Play
The Praya-to-Mandalika corridor connects Lombok International Airport to the KEK Special Economic Zone. Rarely discussed by beach-focused buyers, it sits at the intersection of rising airport traffic, a growing circuit economy, and chronic staff-housing shortages. For investors willing to look past
Buying Property on the Gili Islands as a Foreigner
The Gili Islands, Trawangan, Meno and Air, offer tourism-led property investment in one of Indonesia's most recognisable destinations. Foreigners cannot buy freehold land and must use leasehold or a PT PMA structure, the same rules as the mainland. The no-motor-vehicle environment shapes both appeal
Selong Belanak Property: Prices, Demand and the Build-Out
Selong Belanak land runs from Rp 150 to 250 million per are (roughly $9,100 to $15,200), with turnkey villas entering from $151,000 to $301,000. Family-focused tourism and improving road and utility infrastructure are driving steady demand, though the zone is less liquid than Kuta and build-out is s
Senggigi vs South Lombok: Established Calm or Growth Frontier?
Senggigi offers a mature, low-risk base with existing infrastructure and a gentle pace, but its tourism momentum has plateaued. South Lombok, particularly the Kuta-Mandalika corridor, is the active growth story, with villa rates rising around 38% year-on-year and net yields of 7-12% for well-run ass
Hak Sewa Leasehold in Lombok: Terms, Extensions and What You Really Own
Hak Sewa is Indonesia's leasehold title for foreigners. Leases typically run 25 to 30 years, with extension rights negotiated upfront. You own the use of the land and building for the agreed term, not the underlying freehold. As the term shortens, resale value compresses, so extension clauses and in
Hak Pakai for Foreign Buyers: Duration, Renewal and the 2021 Rules
**Quick answer:** Hak Pakai is Indonesia's "right to use" title, available to foreigners who hold a valid KITAS or KITAP residency permit. The 2021 implementing regulations extend the maximum duration to 80 years in stages: 30 years initial, 20 years extension, then a further 30-year renewal. No com
SHM, HGB, Girik and Letter C: Indonesian Land Certificates Explained
Indonesian land certificates range from fully registered formal titles (SHM and HGB, recorded at the national land office BPN) to informal pre-registration documents (Girik and Letter C) that carry real legal risk. Foreign buyers should only transact on HGB, held through a PT PMA company. Never buy
Bali's Sukuk Surge Signals New Opportunity for Lombok Investors
Indonesia channels Rp333.6 billion into Bali projects through Islamic bonds. Rising Bali development costs strengthen the case for Lombok's earlier-cycle entry points and double-digit net yields.
PT PMA vs Hak Pakai: Which Ownership Structure Should a Foreign Buyer Use in Lombok?
For most foreign buyers purchasing a rental villa in Lombok, a PT PMA company is the stronger choice. It provides full control, clean resale to other foreigners, and no residency requirement. Hak Pakai suits long-term residents with active KITAS or KITAP status who want a simpler, lower-cost route f
Insuring a Lombok Villa: Earthquake, Fire and Liability Cover for Foreign Owners
Foreign villa owners in Lombok can and should insure their property through an Indonesian-licensed insurer. A standard FLEXA policy covers fire and structural damage; earthquake cover requires a separate add-on. Premiums run roughly 0.2 to 0.5% of rebuild value per year. Leasehold holders can be the
Building permits in Lombok: PBG, SLF and zoning (RTRW) explained
Indonesia replaced the old IMB building permit with the PBG (Persetujuan Bangunan Gedung) in 2021. Before breaking ground in Lombok, you must obtain a PBG from the local authority, confirm your land sits in the correct RTRW zone, and secure the SLF occupancy certificate before using the completed st
Cost of Living in South Lombok for Expats in 2026
South Lombok is materially cheaper than Bali for expats. A comfortable single-person budget in Kuta or Selong Belanak runs roughly USD 1,200 to 2,000 per month, covering a furnished villa rental, daily meals, scooter running costs, and basic healthcare. Families with school-age children should budge
Senggigi and North Lombok: A Property Investment Guide
Senggigi and North Lombok form Lombok's oldest tourism corridor, with established hotels, restaurants and road links. Rental yields are generally modest and capital growth trails the booming south, but entry prices tend to be lower. The area suits lifestyle buyers and investors seeking Gili Islands
Hiring villa staff in Lombok: roles, salaries and rules
A standard Lombok villa runs on four core roles: housekeeper, gardener, security guard and villa manager. Monthly salaries range from about IDR 2.5 to 10 million depending on role and experience. Add BPJS social-security contributions and staffing typically absorbs 8 to 14 percent of gross rental in
Healthcare and Emergency Services in South Lombok: What Owners and Renters Should Know
South Lombok offers basic clinic care near Kuta, with the main regional hospital in Mataram around an hour away. For serious emergencies, Bali is the standard first evacuation destination, with Singapore for specialist care. Comprehensive international health insurance and a documented evacuation pl
Common Lombok Property Scams and How Foreign Buyers Avoid Them
Foreign buyers in Lombok face four main risks: illegal nominee arrangements that courts will not uphold, double-sold land certificates, fake or unsplit titles, and deposit-and-disappear developers. Each is avoidable through independent legal verification, PPAT-licensed notaries, and BPN title checks
Bali's Award-Winning Appeal Drives Smart Investors to Lombok
Bali wins accolades as a world-class destination, driving property prices skyward. Smart investors are turning south to Lombok, where comparable lifestyle meets superior cash returns at half the cost.
Bali's Tranquil Lakes Are Reaching Capacity: Here's Why Lombok Investors Win
Bali's tourist zones reach capacity. South Lombok's investment-grade villas deliver 7–12% net yields and tranquillity. Why savvy investors are making the shift southeast.
When Indonesia Trims Three Zeroes: How Rupiah Redenomination Reshapes Lombok Property Arithmetic
Indonesia's planned currency reform simplifies transaction arithmetic and boosts market psychology for Lombok developers and foreign buyers. What investors need to know.
How Much Does It Cost to Build a Villa in Lombok in 2026?
Building a villa in South Lombok in 2026 typically costs between USD 400 and USD 850 per square metre for structure and fit-out, depending on finish level. A 200 sqm three-bedroom villa with good-quality finishes runs USD 80,000 to 170,000 in construction costs alone, before land, permits, and profe
Earthquake Risk and Safe Building Standards in Lombok
South Lombok carries genuine seismic risk. The 2018 earthquake sequence, which peaked at magnitude 6.9 and killed more than 550 people, exposed the vulnerability of unreinforced masonry. Modern reinforced-concrete construction to SNI standards substantially reduces structural risk, and savvy buyers
Running a Holiday Rental Villa in Lombok: Management, Occupancy and Operating Costs
Most Lombok holiday villas are managed by a local operator at 18-22% of gross revenue. Add OTA commissions of 15-20% and realistic occupancy of 55-70% in years one to three, and the honest net yield lands at 7-12% per year, well below the gross figures developers typically quote.
Water, Electricity and Internet in South Lombok: A Buyer's Checklist
South Lombok villas commonly rely on drilled wells rather than mains water, prepaid PLN electricity with a backup generator, and 4G mobile data rather than fibre. Checking connection capacity, water depth and mobile signal before you sign is essential. Getting these right is straightforward with the
Selong Belanak vs Kuta Lombok: Which Area to Buy In
Kuta is South Lombok's most liquid market, with land at Rp 300-400 million per are and villa rates rising about 38% year-on-year, driven by MotoGP traffic and improved airport access. Selong Belanak costs roughly half as much to enter, suits family tourism and long-stay renters, and offers stronger