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Cinta
1 to 2 BR · Hills, Valley & Sunset
Land: 80 to 100 m²
House: 40 to 60 m²
Pool: 6 to 9 m²
Bedrooms: 1 - 2
FromRp 1,677,220,000approx USD 93,800
The Investor's Guide · South Lombok 2026
Invest in
South Lombok
The island one flight east of Bali, at roughly half the entry price. This page is the unvarnished version: which plots are actually left at Prabu Hills, what they cost today, what they are projected to earn, and what you should weigh before committing capital.
Kinga Villa Deluxe · Prabu Hills, AregulingOcean View Ridge
Rp 1.68 BEntry price, 1 bedroom
15 of 39Villa plots available
15 minTo Mandalika Circuit
30 minTo International Airport
The Opportunity
Why South Lombok
Lombok was never trying to become the next anywhere. What changed is that the infrastructure arrived before the crowd did, which is an unusual order of events and a narrow window.
2018
The infrastructure came first
Mandalika is a government-designated Special Economic Zone. The MotoGP circuit, the expanded international airport and the bypass roads to Kuta, Selong Belanak and Mawun are already built. In most emerging markets the buyers arrive first and the roads follow. Here it happened the other way around.
~50%
Entry price against Bali
A finished villa with a private pool and a freehold-capable title starts at Rp 1.68 billion at Prabu Hills, around USD 94,000. Comparable product in Bali's active corridors typically starts at roughly double that. The build quality is not the variable. The land is.
Finite
Ridge land is scarce
Areguling sits on the hills above the south coast, looking across the Indian Ocean. Buildable ridge land with ocean or valley outlook is limited by topography, not by zoning, which means supply does not respond to demand the way flat inland land does.
The Plot Board · Live Availability
Every plot,
and what is left
Most developers publish a "from" price and leave you to ask what is still available. This is the actual board. Each plot at Prabu Hills has its own number, land area and price. Sold is shown alongside available rather than quietly removed.
40 to 60 m² house
80 to 100 m² land
1 to 2 bedrooms
Hills, valley & sunset
| Plot Code | Type & Land Size | Price (IDR) | Indicative USD | Status |
|---|---|---|---|---|
| BC9 | T40 · 1 BR 80 + 0.52 m² | Rp 1,677,220,000 | approx USD 93,790 | Available |
| BC19 | 2 BR 80 + 3.08 m² | Rp 2,015,780,000 | approx USD 112,722 | Available |
| BC1 | T60 · 2 BR 100 + 43.34 m² | Rp 2,451,690,000 | approx USD 137,098 | Available |
| BC8 | T40 · 1 BR 80 + 0.4 m² | Rp 1,675,400,000 | approx USD 93,688 | Booked |
| BC2 to BC7 | T40 and T60 | — | Sold | Sold |
| BC10 to BC18 | T40 and 2 BR | — | Sold | Sold |
| BC20 | T40 · 1 BR | — | Sold | Sold |
3 of 20Cinta plots still available in this release.
Reserve a Plot* Prices are freehold-structure in IDR from the 2026 pricelist valid through 2026. USD is indicative at Rp 17,882.80/USD. Additional land beyond standard lot size is charged at Rp 3,500,000/m². Official quotation issued by Building Emotions is binding.
Returns by Strategy
What the model projects
We share the full workbook at inquiry rather than putting one flattering number on a billboard. Every assumption in it is visible and editable, including the ones that would make the return look worse.
| Strategy | Projected Range | Underwriting Notes |
|---|---|---|
| Short-stay rental, professionally managed | 11% to 22% net, year 1 | Varies by villa. Ocean-view units sit at the top of the range, entry villas at the lower end. |
| Lineup average, year one net | around 15% | Across the villa lineup, after operating costs, management fee and Indonesian income tax. |
| Profit repatriated abroad | roughly 20% lower | Withholding on profit sent out of Indonesia. Keeping income onshore materially changes the net figure. |
| Ten-year cumulative, held and rented | 14% to 28% avg annual | Modelled with inflation on nightly rates and operating costs. Full workbook shared at inquiry. |
All yield figures are projections, not guarantees. Net figures are calculated after operating costs, management fee, and Indonesian income tax for profits kept in Indonesia. Past performance and forward projections do not guarantee future results.
Honest Comparison
South Lombok vs Bali
Most of our buyers are comparing us to Bali, so let us do it properly. Bali wins on maturity and proven occupancy. South Lombok wins on entry price and on where the curve is. Which matters more depends on what you are buying for.
| Metric | South Lombok (Areguling) | Bali (Prime Corridors) | Bali (Emerging Areas) |
|---|---|---|---|
| Entry, finished villa with pool | from Rp 1.68 B approx USD 94K (1 BR) | USD 300K to 500K | USD 199K to 300K |
| Entry, 2 bedrooms | from Rp 2.02 B approx USD 113K | USD 300K to 500K | USD 199K to 300K |
| Projected net rental yield | 11% to 22% | 10% to 15% | 10% to 16% |
| Occupancy track record | Thin, growing. Season is shorter and more surf-driven. | Deep, well documented, year round. | Moderate, improving. |
| Land cost trajectory | Early. Ridge land still transacts well below Bali coastal rates. | Mature. Much of the appreciation has already happened. | Mid-cycle. |
| Foreign ownership | Leasehold (Hak Sewa) or freehold via PT PMA | Leasehold (Hak Sewa) or freehold via PT PMA. Same national framework. | |
| Time to international airport | 30 min | 20 to 90 min | 45 to 90 min |
| Supply pipeline | Low. Few developers building to European specification. | High. Oversupply pressure on nightly rates in places. | Rising fast. |
South Lombok figures are Building Emotions' own pricing and modelling for Prabu Hills. Bali figures are indicative market ranges for context only.
What Your Money Buys
Four entry points
Rp 0.90 B
Land only
Two 500 square metre plots on the estate, sold with infrastructure in place. For buyers who want their own architect and their own brief, or who want to hold land while the corridor develops. A 1,000 square metre plot is also available at Rp 1.65 billion.
Rp 1.68 B
Entry. Cinta
Forty square metres of house on eighty of land, a private pool and a courtyard open to the sky, hills, valley and sunset outlook. The one-bedroom T40 is the lowest entry price on the estate; the two-bedroom starts at Rp 2.02 billion and the larger T60 at Rp 2.45 billion. Seventeen of the twenty Cinta plots are already gone.
Rp 2.31 to 3.62 B
Core. Mandala and Colibri
The bracket where nightly rate and occupancy start to compound. Mandala gives you two bedrooms on a courtyard plot from Rp 2.31 billion, with a larger T60 variant. Colibri sits on a 126 square metre lot with valley and sunset views, one bedroom at Rp 3.16 billion or two at Rp 3.62 billion.
Rp 3.60 to 4.15 B
Ocean and large-format
Kinga is the only villa delivered fully furnished: one bedroom, ocean in every room, Rp 3.60 billion. Évoza is the largest built footprint in the range at Rp 4.05 billion. Kinga Deluxe is the top of the lineup, two bedrooms with a vaulted ceiling and a direct ocean outlook at Rp 4.15 billion, and it is the last plot of its type.
Available Now
The collection
Seven villa concepts, each designed around a different way of spending a day, plus land for buyers who want to start from a blank page. Prices are the lowest currently available plot for each concept in IDR, with indicative USD.
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Mandala
2 BR · Hills, Valley & Sunset
Land: 80 to 100 m²
House: 50 to 60 m²
Pool: 6 to 9 m²
Bedrooms: 2
FromRp 2,310,500,000approx USD 129,200
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Colibri 1BR
1 BR · Hills, Valley & Sunset
Land: 126 m²
House: 90 m²
Pool: 8 m²
Bath: 1.5
PriceRp 3,160,000,000approx USD 176,700
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Colibri 2BR
2 BR · Hills, Valley & Sunset
Land: 126 m²
House: 100 m²
Pool: 8 m²
Bath: 2
PriceRp 3,620,800,000approx USD 202,500
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Kinga
1 BR · Ocean · Fully Furnished
Land: 102 m²
House: 94.5 m²
Pool: 15 m²
Bath: 1.5
PriceRp 3,596,000,000approx USD 201,100
On Reservation
Évoza
2 BR · Hills View
Land: 120 m²
House: 120 m²
Pool: 12 m²
Bath: 2
PriceRp 4,054,000,000approx USD 226,700
Last Plot
Kinga Deluxe
2 BR · Panoramic Ocean View
Land: 125 m²
House: 124.8 m²
Pool: 18.6 m²
Bath: 2.5
PriceRp 4,154,000,000approx USD 232,300
3 Plots Open
Land only
Build Your Own Brief
Plot E4/1: 500 m²
Plot E4/2: 500 m²
Plot E6: 1,000 m²
FromRp 900,000,000approx USD 50,300
On Site · October 2026
Built, not just
rendered
Most villas in this region are built to a tourist's lifespan. A few seasons of strong rental, then years of quiet repair work that never appears in the listing photos. The photographs here are from the estate this month, including the first Cinta villas taking their roofs.
Retaining walls
Heavy rebar reinforcement and deep concrete foundations cut into the slope, engineered to hold the hill through the wet season year after year.
Water system
PPR pipework for hot, PVC for cold. Specified the way it would be in Europe or Australia, not the way it is usually done locally.
Engineered drainage
Surface and sub-surface drainage designed for monsoon rainfall, routing water away from foundations and roads rather than across them.
Retaining wall, rebar & footing
Structure above completed wall
Plot BC13, roof installation, October 2026
Legal Framework
How foreigners hold it
Indonesia's framework is national, so the routes available in Lombok are the same ones used across Bali. There are two that matter for a villa buyer, and the right one depends on your holding period rather than on your budget.
01
Freehold via PT PMA
A foreign-owned Indonesian company holds Hak Guna Bangunan (HGB), the building rights title, which behaves much like ownership. There is a setup cost and an ongoing compliance obligation, but the asset holds and appreciates rather than winding down, and it is the right structure if you intend to resell, refinance or build a portfolio.
The prices on this page are freehold-structure prices.
02
Leasehold (Hak Sewa)
A notarised lease, registered with the local land office, typically running 25 years with an extension agreed at the outset. Simpler and faster to complete, with no corporate entity to maintain. The trade-off is that the asset's value erodes as the remaining term shortens, so the return has to be evaluated inside the lease period.
Leasehold is quoted separately on request.
Building Emotions is not a law firm. Every acquisition is completed through a licensed Indonesian notary, and we recommend independent counsel before signing.
Being Straight with You
What to weigh before you invest
No investment is risk-free, and you deserve the full picture before capital moves. These are the five things we raise with every buyer, unprompted.
1. South Lombok is earlier than Bali
That is the whole thesis, and it cuts both ways. Occupancy data here is thinner and the season is shorter and more surf-driven than Bali's. Our projections use conservative occupancy for exactly this reason, but a shorter track record is a real risk and you should price it in.
2. Leasehold is not freehold
If you take the leasehold route, you are buying a time-limited right, not permanent ownership. Extensions are standard practice and written in from day one, but they are a contractual arrangement, not a guarantee. If long-term resale value matters more to you than simplicity, the PT PMA route is the better fit.
3. Off-plan carries construction risk
You are paying in stages against a build that is not finished. The Indonesian market has real horror stories about developers who stopped answering the phone. Our answer is staged payments tied to verifiable milestones, an in-house build team rather than subcontracted labour, and photo updates throughout. Ask us for the construction log before you commit.
4. Regulation and tax can change
Indonesian property law has moved in a more investor-friendly direction over the last decade, but foreign ownership structures, short-stay rental rules and tax treatment are all subject to government review. Working with a locally established and licensed developer reduces your exposure; it does not remove it.
5. Currency works both ways
Prices are set in IDR and rental income is earned in IDR and USD, while your home currency may be AUD, EUR, SGD or GBP. Exchange rate movement will help or hurt your realised return when you convert, independent of how the villa performs.
How It Works
From first call to first booking
01
Conversation
We learn what you are actually after: cash flow, capital growth, a place you use yourself, or some mix. No obligation and no deck until we understand which of those it is.
02
The numbers, in full
We send the ROI workbook for the plots that fit, with every assumption visible and editable. Change the occupancy, change the nightly rate, change the tax treatment. If the model only works on optimistic inputs, you should know that.
03
Walk the land
Three days in South Lombok with our team: the site, the plots, the beaches, the competing product. Most buyers decide standing on their own plot rather than reading a PDF, and we would rather you did too.
04
Reserve and build
Ten percent books the plot. Forty on signing and groundbreaking, forty at roof, ten at handover. Photo updates the whole way through, and an independent notary handling the paperwork.
05
Handover and management
Our villa management team handles listings, pricing, guests, staff and maintenance. You receive monthly statements. Or take the keys and manage it yourself, which some owners prefer.
Common Questions
Investment FAQs
Yes, through the same national framework used across Indonesia. The two practical routes are freehold building rights held through a PT PMA, a foreign-owned Indonesian company, or a notarised leasehold (Hak Sewa), typically 25 years with an extension agreed at the outset. Both are established, widely used and completed through a licensed notary. Lombok is not a special case here.
Next Step
See the numbers
for yourself
Send us a message and we will share the full ROI workbook and a current plot quotation for whatever fits what you are after. No deck until we have had a conversation.