Land around Tampah Bay runs from about Rp 163 to 488 jt per are in this week’s snapshot (USD 100 to 300 per m²). The two priced plots on our site ask Rp 60 jt per are for farmland on the Mawi side and about Rp 210 jt per are for a freehold hillside parcel. Villa projects in the area are marketed from about €220,000. We don’t publish a calculated Tampah yield yet, because the price data is still being reconciled in our yield guide. Most land here is SHM (freehold) title held by local owners, and foreigners can’t hold SHM directly. Tampah Beach sits in Desa Mekar Sari, Praya Barat district, Central Lombok. For the wider coast, see our South Lombok guide, and for the estate on the hill, our full Tampah Hills guide.
This Tampah property investment guide covers the bay as a place. It looks at the land you can buy on the sand, in the village, on the slopes and out toward Mawi, what each kind of plot costs per are, and what to check before you sign.
Tampah at a glance
| Figure | Source | |
|---|---|---|
| Land per m² | USD 100 to 300 (serviced hillside and beachfront) | Weekly snapshot, 26 Oct 2026 |
| Land per are | USD 10,000 to 30,000 (about Rp 163 to 488 jt) | Weekly snapshot, 26 Oct 2026 |
| Farmland, Mawi side | Rp 60 jt per are (50 are, Rp 3 billion total) | Listing 7446, 31 Oct 2026 |
| Freehold hillside plot | About Rp 210 jt per are (9 are, SHM) | Listing 7505, 31 Oct 2026 |
| Developer hillside lots | Rp 100 to 150 jt per are, road and power included | Tampah Reserve, price list dated 4 Feb 2026 |
| Villa projects, asking | From €220,000 (1 bed) to €425,000 (3 bed) at launch | Tampah Beach Villas (Baraca) |
| Gross yield, marketed | 8 to 12% (source-quoted, not measured) | Weekly snapshot, 26 Oct 2026 |
| Calculated yield | Pending, see the yield section below | Lombok rental yield guide |
| Occupancy | Central Lombok 61%. Tampah alone: not enough data | AirDNA via our yield guide |
| 12-month change | Not enough data | Weekly snapshot, 26 Oct 2026 |
| Tampah listings on our site | 8 (2 with a stated price, 2 marked sold) | Our listings, 31 Oct 2026 |
| Drive from Kuta Lombok | About 15 to 20 minutes on the coast road | LombokBeaches.com |
| Drive from Lombok airport (LOP) | About 35 to 45 minutes | Valsa Travel |
USD to IDR conversions use IDR 16,260 = USD 1, the rate in our yield guide.
Weekly Tampah pricing data
| Land Price (per m²) | USD 100–300 per sqm for Tampah serviced hillside and beachfront land[1][11][14] |
|---|---|
| Villa Price Range | USD 220,000–560,000 per villa in Tampah area projects[2][13] |
| Gross Rental Yield | 8–12% gross annual short‑term rental yield for coast villas in Selong Belanak / Tampah[7][11] |
| Avg. Occupancy Rate | Not enough data |
| 12-Month Price Change | Not enough data |
| 3-Year Outlook | South Lombok tourism growth, Tampah Beach Villas handover Q2 2028, and multi-phase resort development will influence Tampah property demand over three years[1][3][9] |
Sources (15)
- South Lombok Property Investment Guide | Kuta, Selong Belanak …
- Properties in Tampah for Sale – Nour Estates
- Lombok Property Boom: Hospitality Projects Surge
- Land for sale in Lombok Tengah
- North Lombok & Gili Islands Property Investment Guide
- Land for sale in Tampah Lombok – Premium Seaview Plots
- lombokinvestment.com › properties › tampah-hillsTampah Hills – Lombok Investment
- Invest in sustainable premium villas in Lombok …
- Tampah Beach Villas – Nieuwbouwproject
- Tampah Hills | Selong Belanak, Lombok | Indonesia
- Beachfront Properties for Sale in Lombok – Nour Estates
- Jual Tanah di Praya Barat, Lombok Tengah | Harga Tanah …
- Villas for Sale
- Tampah Beach Land for Sale | Tampah Reserve South Lombok
- Selong Belanak Real Estate: South Lombok Investment Guide (2026)
Statistics compiled weekly by AI research from the cited public sources above · verify independently before investing.
The USD 100 to 300 per m² band is wide because it lumps together two very different things: lots inside serviced projects, where road and power come with the price, and raw beachfront, where you pay for the sand and sort out everything else yourself. Read the top of the band as beachfront and the bottom as hillside land with services. The 8 to 12% gross figure comes from marketing material, not booking data. Occupancy and the 12-month change have no Tampah-only source yet.
Where to buy at Tampah: the micro-markets
Tampah and Lancing are two ends of one long curved bay, with Lancing to the west and Tampah to the east. Most of the land for sale falls into one of five pockets.
Tampah Beach frontage
The beachfront blocks are on the sand at the eastern end. On our site, a 23-are block beside Codium Restaurant (listing 7416) is still for sale. A 13-are block next to it (7420) and a 4-hectare, 400-are frontage further east (listing 7399) are now marked sold. None of the three shows a price, so ask for one in writing. The Tampah Beach Villas project by Baraca is also planned on this shoreline. Baraca says it will have 80 villas, launched on July 5, with handover expected in Q2 2028. Buyers here tend to be resort and beach-club builders, or people buying one villa block for themselves. The coastal setback (below) decides how much of a frontage block you can actually build on.
The village at the foot of the hills
Behind the beach, a working village sits in the valley among palms, family compounds and small fields. Two neighboring parcels are listed here, and the 6-are listing says they’re in the same hands: 27 are (listing 7656) and 6 are (listing 7661). Both are a short walk from the sand, both are price on request, and you could buy them together. This is the pocket for a small guesthouse or a couple of rental villas, as long as the access lane is wide enough for a truck.
Independent hillside plots with views
On the slopes north of the bay, local families still own titled land outside any project. Our 9-are SHM parcel (listing 7505) asks about Rp 210 jt per are and has open views. Nearby, the Tampah Reserve project sells hillside lots at Rp 100 to 150 jt per are with an access road and electricity included (its price list is dated 4 February 2026). With an independent plot, you bring the road, water and power yourself. A project lot costs you more in design rules but less in groundwork.
Farmland toward Mawi
East toward Mawi Beach, the land opens into rice fields and higher ground. Our 50-are farmland parcel (listing 7446) is the cheapest priced land on our site at Tampah, at Rp 60 jt per are, or Rp 3 billion for the whole parcel, and it’s near the village road. Farmland at this size suits a buyer who is happy to wait, or someone planning a low-density retreat. Check the zoning before you assume you can build tourism on it.
The Tampah Hills estate
Above the eastern end of the bay is the Tampah Hills master-planned community. It has its own lots, build program and ownership structure, and we cover all of that separately. Read the full Tampah Hills guide, or see the estate’s own listing.
Map of Tampah Bay and the listings
The marker shows the beachfront blocks beside Codium Restaurant. The 400-are frontage is a little further east, the village plots sit just west of the beach blocks, and the hillside and farmland parcels are about a kilometer inland to the north. Selong Belanak and Mawun are along the coast, Kuta is east, and Lombok airport (LOP) is inland to the northeast.
Tampah land prices per are
| Plot type | Price per are (IDR) | About USD per are | Source and date |
|---|---|---|---|
| Beachfront (no separate data) | No beachfront-only data. Whole-area band: Rp 163 to 488 jt | 10,000 to 30,000 (whole area) | Weekly snapshot, 26 Oct 2026. Our 3 beach listings show no price |
| Village, flat land | No listing data | No listing data | Listings 7656 and 7661 are price on request, 31 Oct 2026 |
| Hillside, independent SHM | About Rp 210 jt | About 12,900 | Listing 7505, 31 Oct 2026 |
| Hillside, project lot | Rp 100 to 150 jt | About 6,150 to 9,230 | Tampah Reserve price list, 4 Feb 2026 |
| Farmland, large parcel | Rp 60 jt | About 3,690 | Listing 7446, 31 Oct 2026 |
One are is 100 m². Asking prices aren’t sale prices, so get a written quote and compare it against a recent sale in the same desa before you agree to anything.
Tampah villa yields in practice
General information only, not investment or tax advice. Run your own numbers with a qualified advisor.
The weekly snapshot quotes 8 to 12% gross for coast villas around Selong Belanak and Tampah. That number comes from sales material. It isn’t net, and it isn’t measured from Tampah bookings.
Gross is the rent a villa takes in before any costs. Net is what’s left after management fees, booking commissions, staff, maintenance, insurance and local taxes. Our Lombok rental yield guide works out net figures for each area with one method. It takes a regional revenue figure for Central Lombok (AirDNA data, as set out in the guide), deducts a percentage for management, insurance and taxes, then deducts a fixed amount for staff and upkeep, and divides what’s left by the villa price.
For Tampah, that calculation is pending. The villa prices we have come from two sources, and they don’t yet match on currency. Until they’re reconciled in the guide, we won’t print a calculated Tampah yield here, so you won’t see two different figures on two different pages. When the guide’s Tampah row is updated, this section will carry the same number.
Keep two things in mind, whatever the number turns out to be. First, the revenue input is a Central Lombok average weighted toward Kuta. A quiet bay can do better on nightly rate and worse on occupancy, and nobody has published Tampah-only data yet. Second, an independent villa on your own plot and a villa in a managed project on a rental program earn in different ways. With your own villa, you choose the manager, set the rates and carry the vacancy. On a program, the operator takes a share and runs it, and the terms are in the contract, so read them. The estate’s own program is covered in the Tampah Hills guide. For build costs on your own plot, see what it costs to build a villa in Lombok.
Buying beachfront at Tampah: what to check
General guidance only, not legal advice. Confirm each point with a licensed notary (PPAT) or lawyer before you sign.
Coastal setback (sempadan pantai). As general guidance, Perpres 51/2016 defines the coastal border strip as at least 100 meters inland from the highest tide line, and each regency sets the exact line in its spatial plan (Perpres 51/2016). How strictly they’re enforced varies along the coast. On a shallow beach block, the setback can take up a large share of the land, so ask the seller for a site plan that shows the tide line and the setback.
Neighbors. Codium Restaurant and other businesses already trade on the sand. Find out where their boundaries are, whether they hold a lease on any part of the block, and how much noise and traffic they bring.
Access and right of way. The last stretch into Tampah Beach is still compacted dirt and rock, according to Valsa Travel. Confirm that your block touches a public road or has a registered easement, not just a path the neighbor allows you to use.
Splitting big blocks. A 400-are frontage can in principle be split into smaller certified lots (pemecahan sertifikat) at the land office (BPN). It takes time, and each new lot still needs road access. As a general rule, buyers are better off not paying in full for part of a block until that part has its own certificate. Ask a notary (PPAT) how to protect a deposit.
Zoning. Check the regency spatial plan (RTRW) and get a KKPR confirmation that the land can be used for tourism before you design anything. Our KKPR, PBG and SLF permits guide explains the steps.
Independent plot or project lot?
| Independent SHM plot | Lot in a project or estate | |
|---|---|---|
| Title route | SHM held by a local. Foreigners use a lease or a PT PMA, which can hold HGB | Set by the developer. Check the title and structure in the contract |
| Infrastructure | You arrange the road, water, power and drainage | Usually included or part of the plan |
| Design rules | Regency rules only | Regency rules plus the project’s own rules |
| Price per are on our data | Rp 60 jt (farmland) to about Rp 210 jt (hillside) | Rp 100 to 150 jt (Tampah Reserve, Feb 2026) |
| Rental management | You choose the manager | Often the project’s own operator |
| Resale | Depends on access and title. Buyers are mostly private | The project’s brand helps, but you’re competing with its new stock |
Neither route is better across the board. An independent plot gives you control and usually a lower price per are, but you take on the groundwork. A project lot costs more and comes with rules, but the services are already there. For the estate on the hill, the Tampah Hills guide explains its structure.
Legal, zoning and title at Tampah
Foreigners can’t own SHM land. The usual routes are a long lease (hak sewa) registered with a notary, Hak Pakai (right of use), which is generally open to foreigners who hold an Indonesian residence permit, or a PT PMA (a foreign-owned company) that holds HGB title. Our guide to PT PMA vs Hak Pakai compares them.
Whichever route you choose, check these three things:
- Check the certificate at BPN Lombok Tengah. Make sure the name, boundaries and area match the land you walked, and that there are no mortgages or disputes on it.
- Confirm the desa. Tampah’s land sits in Desa Mekar Sari, Praya Barat district, postcode 83572. Some listings show 83573 instead, so go by the certificate rather than the listing.
- Get road access in writing, as an easement on the certificate or a notarized agreement.
Work through the four due diligence checks for buying land in Lombok before you pay a deposit.
Who Tampah suits, and who it doesn’t
Tampah suits buyers who want a quiet bay without the crowds at Selong Belanak, people who are happy to deal with a village lane and a dirt last stretch, and anyone who wants to choose between raw SHM land and a serviced project lot in the same place. It suits builders with the patience to sort out setbacks and splits on a beachfront block.
It’s a harder sell if you need proven rental data before you buy, if you want to rent out a villa next year, or if you need to sell quickly. There aren’t many resale buyers here yet, and new project villas will be competing for the same guests.
Tampah compared with nearby areas
| Area | Land data on our site | Calculated net yield | Hub |
|---|---|---|---|
| Tampah | Rp 60 to 210 jt per are (2 priced listings) | Pending | This page |
| Mawi Beach | See the hub | Yield guide | Mawi Beach hub |
| Selong Belanak | See the hub | Yield guide | Selong Belanak hub |
| Mawun | See the hub | Yield guide | Mawun hub |
| Areguling | See the hub | Yield guide | Areguling hub |
| Kuta Lombok | See the hub | Yield guide | Kuta hub |
For Torok, further west, see the West Lombok guide for now. Net yields for every area come from our yield guide, so the numbers on all these pages match.
Tampah property listings
Tampah Properties
Latest market updates
See our October 2026 Lombok property market update and the Lombok development projects tracker for what’s being built along the south coast.
Frequently asked questions
Can foreigners buy land at Tampah?
Not as SHM freehold, which is how most Tampah land is held. Foreigners usually take a registered long lease, use Hak Pakai (generally with a residence permit), or buy through a PT PMA that holds HGB title. Check the certificate at BPN Lombok Tengah first.
How much does land cost per are at Tampah Beach?
This week’s snapshot puts Tampah land at about Rp 163 to 488 jt per are (USD 100 to 300 per m²), with beachfront at the top of that band. The beachfront blocks on our site show no price, so ask for one in writing.
What rental yield can a Tampah villa really make?
Marketing material quotes 8 to 12% gross, which isn’t net. Our calculated Tampah figure is pending in the Lombok rental yield guide, and there’s no Tampah-only occupancy data yet.
Is there land for sale at Tampah outside Tampah Hills?
Yes. Our site lists a beachfront block beside Codium Restaurant, two village plots near the beach, a 9-are SHM hillside parcel at about Rp 210 jt per are, and 50 are of farmland toward Mawi at Rp 60 jt per are.
What should I check before buying beachfront land at Tampah?
Check the coastal setback (at least 100 meters from the high tide line under Perpres 51/2016), legal road access, whether the block has its own certificate, and tourism zoning under the RTRW and KKPR.
Run the numbers in our investment calculator, book a call with Bruce, or sign up for Tampah listing alerts. This page isn’t legal or investment advice. ← Back to the South Lombok guide
