Two villas advertised at the same price can cost very different amounts once the paperwork is done. This page lists the costs buyers in Kuta, Lombok meet in 2026, where the money goes, and how payments should be spread across construction. Figures are indicative: your notary gives you the binding breakdown before you sign.
Notary and registration costs
| Item | Indicative cost | When |
|---|---|---|
| PT PMA formation, notary fees | About IDR 29 million | Only if you buy through a company |
| Due diligence | About IDR 5 million | Before contracts |
| Sales and purchase agreement | About IDR 3.5 million | At contract |
| Deed of sale | About IDR 5 million | At transfer |
| Title transfer | About IDR 15 million | At transfer |
| Notary fee | Usually around 1% of the price | At transfer |
| Accounting and tax reporting | About IDR 2 million a month, optional | Ongoing, company only |
Taxes
Budget a 5% buyer's tax on the land portion of the transaction, and 11% VAT on the transaction price where the seller is VAT-registered. On a USD 165,000 villa those two lines alone can add more than USD 20,000, which is why a price quoted "plus taxes" deserves a written calculation before you commit.
Then there is the one buyers most often miss. Rental income from Indonesian property carries a 10% final tax. It is the largest recurring tax on a property that is let, so check that any income projection you are shown already has it deducted.
What land costs
Land on Lombok's south coast in Kuta has been valued at roughly IDR 300 million per 100 m². That number moves sharply with distance to the beach, road access and whether the plot is already zoned for tourism, so use it to sense-check a quote rather than to value a specific plot.
Insurance worth having
Lombok sits in an active seismic zone. Insurance that covers earthquakes costs a fraction of the asset and is worth taking out from handover. Ask whether the developer's policy covers the build period and when it transfers to you.
How payments should be spread
A well-structured purchase ties every payment to something you can see on site. For a villa, a common pattern is a holding deposit, then roughly 30% at exchange of contracts, 30% once the structure is complete, 20% at lock-up, 15% at handover and 5% after a defects period of a few months. A unit lease in a managed building works the same way with smaller steps, usually a reservation deposit, a payment on signing, then the balance tied to certified construction stages.
Two questions matter more than the exact percentages. Is each instalment tied to a stage you can verify, rather than to a date? And which account holds the money between payments, with what authorisation on withdrawals?
Currency: which one your contract is in
Payments made inside Indonesia generally have to be in rupiah, so villa contracts are usually priced in IDR and a price agreed in dollars converts at the rate on the day the contract is finalised. Cross-border payments, such as a unit lease paid from abroad, can be made in US dollars and fixed there. Between agreeing a price and signing, the exchange rate is a real variable on anything priced in rupiah. Ask which currency your contract is in, which rate applies, and when it is fixed.
A smaller entry point
If the full cost stack of a villa is more than you want to carry, a unit lease avoids most of it: no company to form, no title transfer, no annual reporting. Four studios at Habitat CoLiving Kuta are offered from USD 50,000, with an equal share of the resort's profit paid quarterly. The price is fixed in US dollars, payments follow certified construction stages, and they sit in a dedicated project account with a three-step authorisation on every withdrawal. See the full price breakdown or model the returns.
Common questions
What taxes do I pay when buying property in Lombok?
Budget a 5% buyer tax on the land portion of the transaction and 11% VAT on the transaction price where the seller is VAT-registered. Notary fees usually run around 1% of the price, and rental income carries a 10% final tax. Your notary should give you a full written breakdown before you sign.
How much does it cost to set up a PT PMA?
Around IDR 29 million in notary fees for company formation in Kuta in 2026, plus about IDR 5 million for due diligence. Accounting and tax reporting are optional ongoing costs of roughly IDR 2 million a month.
What does land cost in Kuta, Lombok?
Land on the south coast in Kuta has been valued at roughly IDR 300 million per 100 m². Prices vary sharply with distance to the beach and road access, so treat any figure as a starting point for valuation.
Are payments made up front or in stages?
A well-structured purchase ties payments to visible construction milestones. At Habitat CoLiving Kuta a unit lease is a USD 3,000 deposit, USD 25,000 on signing less the deposit, then the balance in two equal payments at structure completion and at unit completion.