Areguling Property Investment

Short answer: Areguling property investment is mostly a land play. Asking prices run from about Rp 22 jt per are for inland hillside to Rp 350 jt for beachfront (Oct 2026). Snapshot villas at USD 220,000 to 380,000 calculate to about 3.2 to 5.6% net. Almost every plot is SHM, so foreigners buy through a lease, Hak Pakai or a PT PMA. This page is part of our South Lombok guide.

Areguling, also written Are Guling or Air Guling, is a surf bay in Tumpak village, Pujut district, Central Lombok, about 9 km west of Kuta. It is quieter than Kuta and has far fewer villas, which is why most buyers here are buying land, not a finished rental. The checks that matter most are title, road access, water and the beach setback.

Areguling property investment at a glance

	Figure	Source
Land, asking per are	Rp 22 to 85 jt hillside / inland; Rp 110 to 195 jt sea view; Rp 250 to 350 jt beachfront (table)	13 listings compiled 24 Oct 2026
Land, weekly snapshot	Rp 650,000 to 2,500,000 per m² (Rp 65 to 250 jt per are)	Weekly snapshot, 24 Oct 2026
Villa price	USD 220,000 to 380,000 (turnkey 2-bedroom on 3 to 4 are)	Weekly snapshot
Calculated gross / net yield (managed)	6.4 to 11.0% / 3.2 to 5.6% (details)	Rental yield guide
Occupancy	61% average, Central Lombok (AirDNA). Areguling-only figure: not enough data	AirDNA; weekly snapshot
Access	about 9 km and 15 minutes from Kuta; about 45 minutes to 1 hour from the airport (details)	Listings; Nour Estates; Lombok Navigasi

Weekly Areguling pricing data

The 24 Oct 2026 snapshot puts Areguling land at about Rp 65 to 250 jt per are. That sits inside the wider asking range we compiled by hand, which runs lower for big inland hillside parcels and higher for flat beachfront. Gross yield, occupancy and the 12-month price change all read “Not enough data” for Areguling. So treat any growth figure a seller quotes as a sales claim, not a measured trend.

Where to buy in Areguling: the micro-markets

Areguling is small, but price per are still swings more than tenfold within a few minutes of the beach. What sets the price is the view, the slope and how close the plot sits to the sand.

Beachfront and first line

Flat or gently sloping plots on the bay itself, mostly SHM, asking about Rp 250 to 350 jt per are. Beachfront parcels on the market tend to be large, from about 60 are to over 3 ha. The catch is the setback: part of any beachfront plot sits inside the protected coastal strip and can’t be built on (see legal notes). Buyers here are usually land-bankers or developers planning a small resort.

Sea-view second line

Plots set back from the beach, from about 3 to 60 are, asking about Rp 110 to 195 jt per are. This is where most of the smaller, villa-sized plots are, including our own 10-are beach-view plot (#7452) at Rp 1.8 bn. These suit a buyer building one or two rental villas. Check that a split plot has its own certificate.

Hillside and inland valley

Larger parcels on the slopes behind the bay, asking about Rp 22 to 85 jt per are, with the biggest tracts at the bottom of the range. Expect slope, retaining walls and longer access tracks, and check drainage in the wet season. Our 400-are cliffside tract (#7449) is in this group.

Tampah fringe (next valley west)

Tampah Hills is not Areguling, but buyers often compare the two. Hillside asks there run about Rp 35 to 60 jt per are, including our 50-are Tampah Hills plot (#7446) at Rp 3 bn. See our Tampah Hills guide.

Map: Areguling bay and surroundings

View larger map · © OpenStreetMap contributors

Areguling beach is at the pin. Kuta is to the east, and Mawun is the next bay to the west. Use the map to judge a plot’s distance to the beach and to the Kuta road, which drive both building cost and rental demand.

Areguling land price per are, by type

Type	IDR per are (asking)	USD per are	Source / date
Beachfront	about Rp 250 to 350 jt	about USD 15,400 to 21,500	Rumah123 (Jun and Aug 2026), Lombok Property, Maju Properties; seen 24 Oct 2026
Sea view, second line	about Rp 110 to 195 jt (median about Rp 170 jt)	about USD 6,800 to 12,000	Island Properties (7 Sep 2026), DotProperty, South Lombok Land Sales, Maju Properties, Lombok Investment #7452; seen 24 Oct 2026
Hillside / inland valley	about Rp 22 to 85 jt	about USD 1,350 to 5,200	Maju Properties; seen 24 Oct 2026
Tampah hillside (context)	about Rp 35 to 60 jt	about USD 2,150 to 3,700	Maju Properties; Lombok Investment #7446

All figures are asking prices, not sales, at IDR 16,260 per USD. One are is 100 m². Large plots over 1 ha sit at the low end of each band. Some agent ads may be the same plot listed twice, so confirm the certificate number before you compare prices. Most plots are SHM; at least one sea-view listing is HGB.

Areguling rental yield in practice

There is no Areguling-only occupancy or nightly-rate data yet. So the yield figures here use AirDNA’s Central Lombok averages, 61% occupancy at about USD 109 a night, the same basis as our Lombok rental yield guide.

Worked example. A managed villa at those averages earns about USD 24,300 a year before costs (USD 109 × 365 nights × 61%). On the snapshot’s villa prices of USD 220,000 to 380,000, that is about 6.4 to 11.0% gross. After management, upkeep and other running costs, it nets about 3.2 to 5.6%, as calculated in the rental yield guide.

Two cautions apply. First, Areguling has fewer restaurants and services than Kuta, so a villa here may not match the Central Lombok average occupancy; we have no data either way. Second, the snapshot has no Areguling gross-yield figure, so a listing that advertises a much higher return is a sales claim. Surf demand is the main draw: listings market Are Guling as the closest consistent break to Kuta.

Current Areguling listings

As of 26 October 2026, our Areguling listings are all SHM land: #7452, 10 are (Rp 1.8 bn), #7479, 20 are, #7271, 100 are and #7449, 400 are (price on request). The seller of #7271 says there is a car road to the site and a villa building permit already secured; ask for the PBG and confirm both on the ground.

Own land or a villa in Areguling, Tumpak or Tampah? List it with us and put it in front of buyers reading this page.

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Legal, title and zoning in Areguling

Not as freehold. Under the Basic Agrarian Law, Hak Milik (SHM) can only be held by Indonesian citizens (Art. 21), and any transfer to a foreigner, direct or indirect, is void, with the land falling to the state (Art. 26(2)). That covers nominee deals, where an Indonesian holds the SHM on paper for a foreigner. Our page on why nominee agreements are illegal in Indonesia explains the risk.

These are the routes that work:

Route	Who holds it	Term	Rental business allowed?	Entry hurdle
Lease (Hak Sewa) from the SHM owner	You, under a notarized lease	As agreed in the lease	Depends on the lease and your licensing	Clean owner title; all heirs and spouse sign
Hak Pakai (individual)	You, with a residence permit	30 + 20 + 30 years	No, residential use only	One house; Rp3 billion minimum for a landed house in NTB
PT PMA → HGB	Your foreign-owned company	30 + 20 + 30 years	Yes, with the right business licensing	Rp2.5 billion paid-up capital and an investment plan above Rp10 billion per business line per location, generally excluding land and buildings

Three points matter in Areguling:

• When a PT PMA buys SHM land, the title changes. The SHM is released and re-registered as HGB in the company’s name. Allow time for this, and ask your notary how long it usually takes.
• Not every Areguling listing is SHM. At least one third-party Areguling listing we checked, South Lombok Land Sales AG005, is advertised as HGB, not SHM. Read the certificate type on every listing, and check it against the actual certificate.
• Match the route to the plan. A holiday home for a buyer with a residence permit can suit Hak Pakai, if the house clears the NTB minimum. A villa you plan to rent out generally needs a PT PMA. A land-bank can sit on a lease or in a PT PMA, never with a nominee.

Zoning and the beach setback. Permits come in a fixed order: KKPR (spatial conformity) first, then the PBG (building approval), then the SLF (certificate of fitness for use). The current regency plan is Perda Lombok Tengah 7/2011 (RTRW 2011–2031), and a new RTRW for 2025–2045 is in draft. Under its Article 21(4), the south-coast beaches from Teluk Awang to Torok carry a protected coastal setback of 35 to 250 m from the highest tide line (Perda Lombok Tengah 7/2011). National rules set a minimum of 100 m (Perpres 51/2016). At Are Guling, the regency fisheries office cited a 35 m line in 2022, and setback disputes there have been reported (TalikaNews, 28 Jun 2022). We found no published detailed zoning plan (RDTR) for the Tumpak coast, so ask the regency spatial office (Dinas PUPR Lombok Tengah) to confirm the plot’s zone in writing. A “tourism zone” or “pink zone” claim in a listing is the seller’s claim until the KKPR confirms it.

Area red flags. The same plot can appear with several agents at different prices, so confirm the certificate number and the seller’s authority to sell. All heirs and the spouse must sign. Pay through a PPJB with staged payments. For the full process, read PT PMA vs Hak Pakai, buying property in Lombok as a foreigner, our PBG and SLF guide and 4 due-diligence checks for Lombok land.

Getting to Areguling

From	Distance	Drive time	Source
Kuta Lombok	about 9 km	about 15 minutes	Island Properties listing (7 Sep 2026), Nour Estates, Lombok Beaches
Mandalika	not stated	about 25 minutes	Lombok Navigasi (17 Mar 2025)
Lombok International Airport	not stated	about 45 minutes to 1 hour	Nour Estates; Lombok Navigasi

Areguling is about 9 km from Kuta, roughly 15 minutes by road, on the coast road toward Mawun and Selong Belanak. The road from Kuta is paved and doesn’t need a 4WD, though it has curves and climbs. The last stretch down to the beach is still rough, and no upgrade has been confirmed (Lomboq road guide). Serangan and Mawi beaches are about five minutes away, according to one listing.

A paved main road doesn’t mean your plot has access. Check that the plot has legal access, either a road on the survey map (surat ukur) or a registered right of way. The track also needs to take a concrete truck in the wet season, and the last stretch shouldn’t cross someone else’s land without a recorded easement.

Infrastructure and risks

Water. This is the check buyers most often skip. In October 2026, Central Lombok’s water utility (PDAM Lombok Tengah) said its raw water supply was down about 70%, and about 60% of its customers in Pujut, Praya Barat and Praya Barat Daya were on rotating supply (Koranlombok, 21 Oct 2026). The SPAM Mandalika system’s first supply goes to The Mandalika, Kuta, Mertak, Sukadana and Teluk Awang; Tumpak and Areguling are not on that list. Check whether the plot has PDAM mains or bore-well water, and ask PDAM for a written connection check.

Groundwater. We found no published well data for Areguling itself. A study of drilled wells in southern Pujut found brackish, chloride-rich water close to the shoreline in limestone areas (IOP Conference Series study). A survey at Bangket Parak, also in Pujut, put the water-bearing layer about 35 to 55 m down and advised drilling at least 50 m, and found that shallow dug wells depend on the season (Jurnal Pertambangan dan Lingkungan, 2020). Central Lombok has been tracing unlicensed bore wells at villas, and a business needs a groundwater permit through OSS. Commission a test bore, and don’t assume an existing well is licensed.

Roads and floods. The Kuta–Selong Belanak road through Tumpak is a provincial road. It was badly damaged by floods on 13 and 14 January 2026, and the village head said this happens in most heavy rains, with no permanent fix yet (detikBali, 14 Jan 2026).

Power and internet. Ask whether PLN power is on site or how far away the nearest connection is. For mobile data, Telkomsel has good coverage along the south-coast beaches and consistent coverage on the Kuta–Selong Belanak road, but signal can drop to 3G or disappear in valleys and at more remote beaches (Lomboq connectivity guide). Test the signal on the plot itself, and ask the seller whether fixed broadband reaches it.

Areguling vs Kuta, Mawun and Selong Belanak

Area	Land, asking per are	Calculated net yield (managed)	From Kuta	Hub
Areguling	Rp 22 to 350 jt	3.2 to 5.6%	about 15 minutes	This page
Kuta Lombok	Rp 27 to 696 jt by zone	2.2 to 7.4%	–	Kuta hub
Mawun	Rp 30 to 100 jt (our listings, 26 Oct 2026)	5.6 to 11.2%	about 20 to 25 minutes (Lombok Loop; Discover Lombok)	South Lombok guide
Selong Belanak	Rp 65 to 150 jt (our listings, Oct 2026)	2.0 to 4.9%	about 30 minutes (Discover Lombok)	Selong Belanak hub

Yields come from our rental yield guide and differ mainly because villa prices differ; occupancy data exists only for Central Lombok as a whole. Kuta land prices are from our Kuta hub (Oct 2026). Mawun and Selong Belanak prices are asking prices on our own listings, while the Areguling range also includes other agents’ listings, so compare them as a rough guide only. Areguling gives up Kuta’s services and liquidity for lower entry prices on hillside and sea-view land.

Latest Areguling market updates

• Lombok property market, October 2026
• MotoGP Mandalika 2026 race wrap
• Lombok rental yield guide
• Buy vs build a villa in Lombok

Updated 26 Oct 2026: page rebuilt as a standalone Areguling hub, with asking prices compiled 24 Oct 2026.

Areguling property FAQs

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This guide is general information, not legal advice. Indonesian land rules change and every plot is different. Confirm the title, structure and taxes with a licensed notary/PPAT and an Indonesian land lawyer before you pay any deposit.