PT PMA, leasehold or Hak Pakai: how foreigners can legally own property in Lombok
The three legal structures compared from an overseas buyer's point of view: what each costs, what you control and what happens when you sell.
The South Lombok Journal
Independent, sourced guides for overseas buyers: how ownership works, what things really cost, how tax and visas work, and where to buy on Lombok's south coast.
01
Buying and ownership
Due diligence on a Lombok land title: a 12-point checklist
The certificate, the seller, zoning, the coastal setback, access and disputes, checked in order.
Buying from abroad: powers of attorney, transfers and signing remotely
A power of attorney with an apostille, paying in rupiah through escrow, and signing safely from home.
02
Markets and areas
Lombok vs Bali: where to invest in 2026?
Written for buyers who already know Bali: land prices, access, rules, rental demand and the risks on each island, side by side.
Kuta, Selong Belanak or Torok: which South Lombok area suits your investment?
Access, beaches, surf, land prices and who rents there: three areas, three different strategies.
Mandalika explained: what the special economic zone means for property buyers
What the zone is, what has been built, MotoGP to 2031, and what it means for buying nearby.
03
Costs and returns
How much does it cost to build a villa in South Lombok in 2026?
Land, construction per square metre, PBG permit, architect, pool and furniture: a line-by-line budget you can test against any quote.
What a villa in South Lombok can earn: a transparent rental model
Real Kuta market data, then every deduction: what a three-bedroom villa can net in 2026.
Choosing a villa manager in Lombok: fees, contracts and red flags
Fees, the licence question every foreign owner must settle, and ten contract clauses to check.
04
Tax
Renting out a villa in Lombok: how your income is taxed in Indonesia, Australia and the UK
The 10% and 20% rates, the local tourist tax, and how treaty credits work when you file at home.
Selling your Lombok property: taxes on both sides
The 2.5% transfer tax, the 5% rule on PT PMA shares, and capital gains tax in Australia and the UK.
US and Canadian buyers: reporting Indonesian property and income
Schedule E, FBAR, Form 8938, T1135 and T1134: what North American owners must file, and what they can skip.
05
Visas and living
Investor KITAS, second home visa or retirement KITAS: which fits a property buyer?
What each permit requires in 2026, what it lets you do, and how it links to holding property in your own name.
Living in Lombok part of the year: visas, healthcare and banking
Entry and long-stay visas, hospitals and insurance, banking, tax residency and daily life on the south coast.
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