- Blog
- May 12, 2026
- Written by Mark
How Much Does a Villa in Lombok Cost? Prices, Costs & Returns in 2026
What does a villa in Lombok really cost? From the purchase price and additional costs to what you actually keep net — a transparent overview.
“What does it really cost?” That is always one of the first questions. Here is the answer: from purchase price to operating costs to what you actually keep net.
Purchase prices
1-bedroom villa: €100,000 – €140,000
50–65 m² living space, plot of 80–100 m². The entry-level option. Lower absolute return, but the highest in percentage terms thanks to the favourable ratio of price to nightly rate. Rents well to couples and digital nomads.
2-bedroom villa: €170,000 – €220,000
100–120 m², plot 150–200 m². The sweet spot for most investors. Broadly rentable: small families, groups of friends, long-stay guests.
3-bedroom villa: €250,000 – €320,000
120–150 m², plot 200–300 m². Premium segment. Higher income per night, attractive to families and groups who pay €200+ per night. Popular during MotoGP weekends.
Additional costs
|
Cost item |
Amount |
Notes |
|
VAT (PPN) |
11% |
Mandatory for new builds |
|
Notary |
~1% |
Contract and registration |
|
Legal advice |
€1,000 – €3,000 |
Independent check |
|
Total extra |
~12-13% |
|
A concrete example: a 2-bedroom villa of €190,000 costs you roughly €214,800 in total (including VAT, notary and legal advice).
Annual operating costs
|
Cost item |
Per year |
|
Management |
15-25% of gross rent |
|
Maintenance and repairs |
€1,000 – €2,500 |
|
Swimming pool |
€600 – €1,200 |
|
Garden |
€400 – €800 |
|
Tax (PBB) |
Negligible |
|
Insurance |
€300 – €600 |
|
Total (excl. management) |
€2,500 – €5,000 |
What do you keep net?
1-bedroom (€120,000): Total investment €135,600. Nightly rate €90, occupancy 80%. After all costs and tax: net €13,268 per year. Return: ~9.8%.
2-bedroom (€190,000): Total investment €214,800. Nightly rate €140, occupancy 80%. Net €21,028 per year. Return: ~9.8%.
3-bedroom (€280,000): Total investment €316,800. Nightly rate €220, occupancy 80%. Net €33,544 per year. Return: ~10.6%.
On top of that comes capital appreciation (10-15% per year in Kuta Lombok), but you only realise that on resale.
Caveat: these are projections based on current market figures. Reality may turn out higher or lower.
1-bedroom from €120,000. 2-bedroom from €190,000. Fully furnished, private pool, management included. Phase 1 completed, Phase 2 under construction.
How does it compare to other investments?
|
Investment |
Net return |
Capital growth |
Risk |
|
Villa Lombok |
10-16% |
10-15%/year |
Medium-high |
|
NL rental property |
3-5% |
2-5%/year |
Low-medium |
|
Global ETF |
7-9% |
Included |
Medium |
|
Savings account |
2-3% |
None |
Very low |
|
Bali real estate |
8-12% |
3-8%/year |
Medium |
A villa in Lombok yields more than most alternatives, but comes with more risk. Ideal as part of a diversified portfolio, with money you can do without for a longer period.
Would you like a tailored return calculation? View our listings or get in touch.
Back to: Investing in real estate in Lombok: the complete guide