Бали и Ломбок для инвестиций в виллы в 2026

Same-spec 2-bedroom boutique villa: €235,000 in Kuta, South Lombok versus €400,000 to €600,000 in the equivalent Bali zones (Canggu, Uluwatu, Ubud fringe). Same country, same government, same PT PMA / HGB structure available to foreigners. Projected net yields sit higher in Lombok (10 to 14% projected) than Bali (6 to 10% net on premium new stock). Yields are projected, not guaranteed. What Bali still wins on: tourism depth, secondary-market liquidity, airlift and international brand recognition. Lombok is 5 to 10 years behind on all of those, which is exactly why the entry pricing is where it is. Bali is where the money went; Lombok is where the money is going. This article is the honest side-by-side.

Price. A 2-bedroom boutique villa with private pool in Canggu or Uluwatu (Bali's investment-hotspot neighbourhoods) starts around €400,000 to €550,000 for new-build. The comparable in Kuta, Lombok starts at €235,000. A 1BR Bali equivalent runs €280,000 to €350,000, ours is €148,000. Same product footprint, same finish quality, roughly half the ticket. That gap is the emerging-market discount, and it closes as tourism infrastructure catches up.

Yield. Bali's short-term rental market was extraordinary in 2015 to 2020. It has since been softening. Canggu now runs 55 to 65% occupancy at rates that have not kept pace with new supply. Kuta, Lombok ran 78% occupancy in 2024. That gap is not permanent, but it exists today because Bali is supply-heavy and Lombok is not (yet). See our Kuta yield article for the full numbers.

Regulation. Bali has moved decisively over the last two years. New moratorium areas that pause construction. Height limits enforced. Public land clawbacks. Foreigner-behaviour crackdowns and deportations. Lombok is on the opposite track: designated as Kawasan Ekonomi Khusus (KEK) special economic zone at Mandalika (5 minutes from Kuta), with the government actively courting investment. Airport expanded. Mandalika F1 / MotoGP circuit built. Roads upgraded. This isn't guaranteed to continue, but the direction is opposite.

Legal structure. Both markets use the same Indonesian legal framework: PT PMA (foreign-owned company) holding HGB (state-issued land right, 30 + 20 + 30 years). That's the good news. The bad news for Bali: because Bali's market matured before regulators tightened enforcement, an enormous share of foreign-held Bali villas sit on nominee arrangements or private leaseholds rather than proper HGB. When enforcement lands, those buyers have exposure. Every villa we deliver in Lombok is titled HGB in the buyer's PT PMA from day one.

Infrastructure and tourism trajectory. Bali receives ~6.5 million foreign visitors annually and is close to what analysts call the saturation ceiling. Lombok receives ~2.4 million (2024), up from 1.4 million in 2018, up from 0.4 million during 2020's dip. Growth rate the last 2 years has been ~30% year on year, driven by the new airport, Mandalika, and the natural spillover of buyers pushed out of Bali by price and congestion. This is a Bali-in-2010 dynamic, tourist numbers were roughly 2.5 million there before the boom.

Exit. Bali has a mature resale market: brokers on every corner, contracts standardised, comps available. Selling takes 30 to 90 days. Lombok's resale market is smaller and less liquid, but growing fast. Recent Kuta boutique villa resales cleared in 60 to 120 days. If you are buying to hold 5 to 10 years, either market works. If you might need to exit inside 12 months, Bali is easier to sell.

Cost of entry beyond the villa. Both markets have similar transaction costs: 5% BPHTB land tax at purchase, ~1% notary, PT PMA setup at €950 (at Noha) or the local Bali equivalent (usually €1,500 to €2,500). Ongoing: 11% Indonesian tax on net rental profit, small PBB annual property tax, local accountant. Same tax stack, same operating cost structure. The difference is entirely in the ticket size and yield.

Lifestyle. Bali is a scene: co-working, health clubs, direct flights everywhere, but also crowded, traffic-heavy, and increasingly expensive to live in. Lombok is quieter: fewer tourists per beach, cheaper day-to-day, better surf in some breaks, but fewer restaurants, no international schools yet, less nightlife. If you plan to use the villa personally 4 to 8 weeks per year, both work. If you're moving there full time, Bali has the infrastructure, Lombok has the room to breathe.

Risks specific to Lombok. Emerging market means less liquidity, lumpier tourist arrivals season to season, and more upside than downside asymmetry. Volcano and earthquake risk (Bali too, but Lombok's 2018 earthquake is more recent). Bali risk is different: saturation, regulatory tightening, price stagnation. Neither market is risk-free.

Who each market suits. Bali is right for you if: you want liquid, mature, and are OK paying today's price for today's yields. Lombok is right for you if: you are looking to be positioned before the wave, you value HGB over nominee, you can wait 3 to 5 years for the market to grow into your entry.

The honest posture. We're biased, we build in Lombok. But the numbers are what they are: Kuta today looks like Canggu in 2012 on price, occupancy and infrastructure trajectory. If Bali suits you, good, buy in Bali. If you want the earlier stage of the same curve, that's what Lombok offers.

Want to see the numbers on paper? Our investor deck includes side-by-side comparables versus Bali projects and the full financial model. Ask us for the deck on WhatsApp.