How much does it cost to build a villa in South Lombok in 2026?

Published build costs for Lombok vary widely, partly because they rarely say what is included. This guide sets out each line separately, with its source, so you can test any contractor's quote against it. Rupiah figures are converted at about IDR 18,000 to the US dollar, the October 2026 rate (Databoks).

Construction cost per square metre

This is the line that decides your budget, and the one where published figures disagree most.

We use IDR 10 to 14 million per m² for a well-built mid-range villa and IDR 15 to 22 million for premium finishes in the budgets below. The spread comes down to three things:

• What the rate covers. Some quotes include kitchens, bathrooms and built-in joinery; others stop at the structure and basic finishes. Ask for a measured bill of quantities, not a single rate per square metre. A Bali property manager went as far as removing all per-m² averages from its 2026 guide for this reason (Bukit Vista).
• Imported materials. Imported tiles, glazing, sanitaryware and fittings can add 20% to 50% to construction costs (Nour Estates).
• The site. Hillside plots, which give the best views, add roughly 15% to 30% for foundations, retaining walls and access (Nour Estates).

The other lines in your budget

Land. Ocean-view hillside land between Kuta and Selong Belanak is typically listed at around IDR 80 to 200 million per are (100 m²), or roughly US$45 to US$110 per m². Absolute beachfront is much higher. For how to hold the land legally, see our guide to the three ownership routes.

Site preparation and retaining walls. Clearing and levelling: US$5,000 to US$20,000. Retaining walls on hillside plots: US$10,000 to US$50,000 (Nour Estates). On a steep plot, this line can exceed the pool.

Architect and engineering. Design fees for a single villa are commonly US$5,000 to US$20,000 (Nour Estates). Make sure the fee includes structural engineering and the drawings needed for the building permit.

Building permit (PBG) and certificate of occupancy (SLF). Since Government Regulation 16/2021, every building needs a PBG before work starts and an SLF before it is used. Both are applied for online through the government's SIMBG system. The fee itself is a regional levy calculated on floor area and building use; total permit costs, including drawings and consultants, typically run US$1,000 to US$3,000, plus US$500 to US$2,000 if an environmental permit is required (Nour Estates). Allow two to four months.

Swimming pool. US$15,000 to US$50,000 depending on size, finish and filtration (Nour Estates). A 6 × 3 m plunge pool sits at the low end; an infinity edge on a hillside at the top.

Kitchen, bathrooms, furniture and interiors. Kitchen and appliances: US$5,000 to US$25,000. Bathrooms: US$3,000 to US$10,000 each. Furniture and interior design: US$10,000 to US$50,000 (Nour Estates). If the rate per square metre you were quoted excludes kitchens and bathrooms, add them here.

Utilities. The cost of a mains electricity (PLN) connection depends mainly on the distance to the nearest grid point. Many plots in South Lombok also need a borehole or water tank. Get both priced during due diligence, before you buy the land.

Contingency. We recommend at least 10% of the construction and fit-out budget, more on steep or remote plots.

Example budget: a three-bedroom villa with pool

The example assumes a 500 m² (5-are) hillside plot with sea views, a 200 m² villa and a pool of about 30 m². Land is shown at its purchase price; on a lease, the upfront cost depends on the term.

To this, add the costs of buying or leasing the land itself: notary fees of up to 1% and, for a title transfer, acquisition duty (BPHTB) of up to 5%. If your contractor is VAT-registered, check whether the quote includes VAT, which has an effective rate of 11% in 2026 (vOffice).

These figures are a starting point, not a quote. Two villas of the same size can differ by 50% depending on design, materials and site.

How long it takes

Allow 12 to 18 months from land purchase to handover for a three-bedroom villa:

1. Due diligence and land purchase: 1 to 2 months.
2. Design and engineering: 2 to 3 months, overlapping with the permit application.
3. PBG permit: 2 to 4 months.
4. Construction: 8 to 15 months for a private villa, depending on size and finish (Kingswood; Nour Estates).
5. SLF, furnishing and set-up for rental: 1 to 2 months.

The rainy season, roughly November to March, slows earthworks and roofing. Starting the structure in April gives you the longest dry run.

Five ways to keep the budget under control

1. Price the site before you buy it. Access, slope, power and water can change the cost of building more than the land price itself.
2. Fix a detailed scope. Insist on a bill of quantities and a materials schedule. A quote of "IDR 12 million per m², all in" means little without it.
3. Pay by milestone. Tie each payment to a completed, inspected stage: foundations, structure, roof, finishes. Never pay far ahead of the work.
4. Use local materials where they perform. Local stone, timber and terrazzo look right in Lombok and cost less than imported finishes.
5. Have someone on site. Weekly photo reports are not enough. An independent site supervisor, or a manager you trust, pays for themselves.

Want a budget for a specific plot? Send us the details on WhatsApp and we will prepare a first estimate with our architects.

FAQ

Costs are indicative, based on the sources cited as of October 2026, and are not a quote. See our investment disclaimer.