Lombok Property Market October 2026: Airport Beats Plan, Gili Maps 160+ Setback Buildings

As of: Monday 19 October 2026 (Asia/Makassar / WITA)

This Lombok property market October 2026 update has moved from race-week forecasts to race-week actuals. Lombok’s airport handled more passengers and more extra flights than planned. Mandalika is talking about new hotels. Gili Trawangan and Senggigi are tightening build rules. Every figure below carries its source and date. Our last update was the early October Market Pulse on 2 October.

Demand meter: the airport numbers are in

Lombok International Airport (BIZAM) served 82,689 passengers from 5 to 13 October, GM Aidhil Philip Julian said. The airport also logged 927 aircraft movements and 891.4 tonnes of cargo. Against the 2025 MotoGP period, passengers rose 14%, movements rose 27.6% and cargo rose 42.7% (ANTARA Mataram, 14 October, IDN Times NTB, 14 October).

Airlines actually flew 75 non-regular flights. That breaks down as 53 extra flights, 6 upgauged flights, 8 charters and 8 positioning flights. These are flown numbers. They are separate from the 47 and 66 planned extra-flight figures we reported before the race. The 66 is the planned count in our MotoGP 2026 race wrap.

One caution on comparisons. Our 2 October Pulse quoted a projection of 98,670 passengers. That projection covered 5 to 15 October, a longer window. The 82,689 actual covers 5 to 13 October. The two numbers do not line up, so we do not compare them.

The economic impact is still an estimate

BPS, the national statistics agency, is surveying spectators, small businesses, transport and accommodation. Its full results for the 2026 race are due in March 2027 (Monitor Indonesia, October 2026). Until then, every figure is an estimate. On 15 October ITDC put the 2026 impact at Rp5.2 trillion, from a study it commissioned from ITB’s LETMI using BPS input-output tables. ITDC also counted 157,875 visitors, up 12.5% on 140,324 in 2025, spending an average of Rp8.56 million each (ANTARA Mataram, 15 October). That is the operator’s own estimate, not the BPS measurement.

The measured baseline is the Bappenas study of the 2025 race. It put the impact at Rp2.7 to 4.7 trillion (Bappenas, 30 September). ITDC compares its 2026 number with Rp4.96 trillion for 2025, from the same LETMI-ITB method. That is above the Bappenas range, so we keep the two series apart and do not mix them.

MotoGP 2027 at Mandalika is on the calendar for Sunday 31 October 2027, but the 2027 to 2031 contract is still unsigned (motogp.com, 25 September, CNN Indonesia, 12 October).

Mandalika and Kuta: hotel plans, no rate data yet

ITDC acting CEO Ahmad Fajar said that since the race, “small investments like beach villas have started coming in and are in process”. A five-star hotel near Jambuluwuk will start construction once all permits are done. ITDC is also waiting for the official announcement of an investor for eastern Mandalika, the Tanjung Aan zone (Lombok Post, 13 October).

This is an investment signal. It is not a room-rate or occupancy print. For scale, the Mandalika special economic zone realised Rp121.48 billion of investment in the first half of 2026 (National SEZ Council, 12 October). That does not tell you what a Kuta villa will earn in 2027. For how to treat race week in a rental model, see our MotoGP villa rental underwriting guide.

Gili Trawangan: 160+ buildings mapped on the beach setback

Totok Surya Saputra, head of Satpol PP North Lombok, said on 13 October that “about 160+ buildings” break the beach setback rule. The list includes permanent and semi-permanent structures (Siarpost, 13 October).

The process runs in steps. The public works masterplan is “almost final”. Officials will explain it to residents again. Owners then get three warning letters, SP1, SP2 and SP3. After that, they are told to take the buildings down themselves.

The target is November. It is timed to follow the end of the Gili high season (Suara NTB, 15 October). The date can still slip with the masterplan and consultation. Trawangan goes first, then Meno and Air.

After clearance, the setback may only hold sunbeds, tables, chairs and umbrellas, possibly with a levy. This replaces earlier reports that counted at least three permanent buildings.

Senggigi: tighter rules on housing and hillsides

Senggigi’s detailed spatial plan (RDTR) now limits the area to middle-to-upper commercial housing. Subsidised housing goes to Gunungsari district instead. Permits for hillside building are tighter, citing disaster risk, slope and consumer protection, said Lalu Ratnawi, head of public works for West Lombok (Lombok Post, 10 October).

The local entertainment-business association wants a review of protected rice-field land (LSD) inside the Senggigi tourism zone. Its head, Suhermanto, said the LSD status “often blocks” building approvals (PBG).

Separately, the Public Works ministry has allocated Rp84.5 billion to rebuild Pasar Seni Senggigi as a mixed-use plaza, with works due to start in early 2027 (IDN Times NTB, 15 October).

East and South Lombok: road and power

The environmental study (AMDAL) for the Ganti to Kayangan stretch of the Lembar to Kayangan bypass is due in December 2026. The detailed design follows in 2027, then land acquisition. NTB public works head Lalu Kusuma Wijaya said the road should be “connected by 2029, though maybe not complete” (detikBali, 7 October).

PLN’s PLTU Lombok FTP-2 Unit 1 at Sambelia, East Lombok, will add 50 MW. Its commercial start date is the end of 2026 (Lombok Post, 12 October). Both are medium-term East and South Lombok stories, not a reason to buy today.

Lombok property market October 2026: what it means for buyers and owners

• Model race week as a spike. 82,689 passengers and 75 extra flights confirm strong demand for one week. They say nothing about the other 51 weeks. Keep race nights out of your base case. Our rental yield page covers the base case.
• Do not price in 2027 yet. The race date is listed and the contract is not signed. Run your numbers with and without a 2027 race.
• Mandalika: wait for permits. A five-star near Jambuluwuk and an east-zone investor are both pending. Watch for the permit and the announcement before you treat them as fact.
• Gili: check the setback first. If a property sits on the beach setback, ask whether it is on the 160+ list. A building on that list could lose its beachfront use.
• Senggigi: check the land status. Ask whether the plot is LSD or on a hillside before you pay a deposit. Either one can hold up a building permit.
• Check water and drainage. Governor Lalu Muhamad Iqbal confirmed on 16 October that NTB has formally declared a drought emergency. It covers 283,077 people in 9 regencies and cities, with West Sumbawa (KSB) among the areas at the highest, emergency-response level (IDN Times NTB, 16 October). Forecasters expect heavy rain from late November. Ask where a property’s water comes from and how the plot drains before you commit.
• East Lombok: watch, do not chase. The bypass and the power plant are years from full effect, and the bypass route is still in study.

Sources: ANTARA Mataram (14, 15 October), IDN Times NTB (14, 15, 16 October), Monitor Indonesia, Bappenas (30 September), motogp.com (25 September), CNN Indonesia (12 October), Lombok Post (10, 12, 13 October), Siarpost (13 October), Suara NTB (15 October), National SEZ Council / kek.go.id (12 October), detikBali (7 October). A dated digest, not investment advice.