Lombok Rental Yield 2026: What Villas Really Earn (Gross vs Net)

Lombok rental yield in 2026, the short answer: at AirDNA’s Central Lombok averages (61% occupancy, USD 109 a night, October 2026), a managed Kuta/Mandalika villa grosses 4.3 to 14.7% and nets 2.2 to 7.4%, depending on its price. Gili Islands villas net 2.5 to 8.8% at AirDNA’s Gili averages. These are calculations from market averages, not guarantees.

Listings in our weekly area snapshots (24 Oct 2026) advertise gross yields of 13 to 22% in Kuta, 15 to 20% on the Gili Islands and up to 25% in Torok. What owners take home after costs is lower. This page sets out gross yield, net yield, occupancy and the costs in between, area by area, so you can check any developer’s projection yourself.

We are not a property agency and this page sells no listings. The area snapshots below are refreshed weekly from public listing and market sources. The net figures are our own estimates, and the method is explained at the bottom of the page.

Lombok Rental Yield at a Glance

How the calculated columns work: the mainland areas (all in Central Lombok regency) use AirDNA’s Lombok Tengah averages of 61% occupancy and USD 109 a night, which comes to USD 24,269 a year. Gili uses AirDNA’s Gili Islands averages of 50% and USD 123, which comes to USD 22,448. Costs are taken off that revenue and the result is divided by each area’s snapshot villa price range. A cheaper villa shows a higher yield. We have no area-level revenue data, so the differences between mainland areas come only from price, not from demand. AirDNA’s averages cover every active listing (in Lombok Tengah, 57% are 1-bedroom and 37.5% are private rooms), so they’re likely to understate what a larger villa earns.

“Marketed” means it’s the figure sellers and listings advertise. It works as a ceiling, not a forecast. The calculated figures are not guarantees and should be verified independently.

Gross vs Net Yield: Why the Real Number Is Lower

Gross yield is annual rental income divided by purchase price. Net yield is what’s left after you pay to run a short-stay villa:

• Full-service management: 15 to 25% of gross revenue, with 20% the most commonly quoted rate (Bali market benchmarks; no Lombok-specific survey found). We use 20%.
• Platform fees: Airbnb’s host-only fee is 15.5% for most hosts, or 3% under the split-fee model. Booking.com’s commission varies by country and property type. Our estimates assume these are covered by the 20% management fee.
• Maintenance: IDR 50 to 80 million a year (~USD 3,075 to 4,920) for a 2-bedroom villa in its first three years (our working estimate; no published source yet)
• Staff: IDR 5 to 15 million a month (~USD 3,690 to 11,070 a year), depending on size (our working estimate; no published source yet)
• Insurance: about 0.5%. Local taxes: about 1% (working estimates; check your own tax position with an adviser)

The percentage costs (management 20%, insurance 0.5%, taxes 1%) add up to 21.5% of gross revenue. Staff and maintenance are fixed costs on top, at least USD 6,765 a year for a small 2-bedroom villa. On USD 24,269 of revenue, that leaves USD 12,286. The trouble starts when a buyer is shown the gross figure and budgets as if it were net.

All USD conversions on this page use about IDR 16,260 to USD 1 (IDR 10 million ≈ USD 615).

Lombok Rental Yield by Location

Kuta Lombok and Mandalika

The Kuta and Mandalika Special Economic Zone area benefits from international marketing by the Indonesia Tourism Development Corporation (ITDC) and from the MotoGP calendar at the Pertamina Mandalika International Street Circuit. Listings here advertise 13 to 22% gross. At AirDNA’s Central Lombok averages and snapshot villa prices of USD 165,000 to 568,000, the calculated yield is 4.3 to 14.7% gross and 2.2 to 7.4% net. See the Kuta Lombok property investment hub and our Kuta Lombok real estate update.

Selong Belanak

Surf tourism and a growing boutique scene drive demand here. Entry prices are lower than in Kuta. The weekly snapshot doesn’t have enough occupancy data for Selong Belanak yet. Surf packages and multi-week stays lengthen bookings. The snapshot shows 8 to 12% gross with rental management. With snapshot villa prices of USD 250,000 to 600,000+, the calculated yield is 4.0 to 9.7% gross and 2.0 to 4.9% net. More detail is on the Selong Belanak property investment hub.

Mawun

Listings here market 15 to 23% gross, and nightly rates are reported up about 26% year on year. But road access is limited and amenities are thin, which keeps occupancy below Kuta and Selong Belanak. Villas here are the cheapest in the snapshots (USD 110,000 to 220,000), so the same Central Lombok revenue calculates to 11.0 to 22.1% gross and 5.6 to 11.2% net. Lower occupancy would pull that down. See the Mawun property investment hub.

Torok

Developers quote 13 to 25% gross for South Lombok villas, including Torok, with 55 to 65% occupancy. Those are developer figures, not achieved results. With snapshot villa prices of USD 300,000 to 420,000 and Central Lombok averages, the calculated yield is 5.8 to 8.1% gross and 2.9 to 4.1% net. See the Torok property investment hub.

Gili Islands

Gili villas are commonly marketed at 15 to 20% gross, and average occupancy is around 54% (some villas are modeled at about 65%). AirDNA’s Gili Islands data (20 Oct 2026) shows 50% occupancy at USD 123 a night. Against snapshot villa prices of IDR 2.0 to 7.2 billion (~USD 123,000 to 442,800), that calculates to 5.1 to 18.2% gross and 2.5 to 8.8% net. There’s no reliable sourced data for each island separately yet. Our read is a stable market with slow growth. See the Gili Islands property investment hub.

Senggigi

Lombok’s older west-coast resort strip markets 9 to 14% gross. The snapshot has no villa price data and we have no Senggigi rental data, so there’s no calculated net yet. The median land price is down 6.25% on the previous six-month period. See the Senggigi property investment hub.

Tetebatu and the hill zones

Tetebatu is an eco-tourism niche with lower volume. Villas are marketed at USD 75,000 to 150,000, but there’s no occupancy or nightly-rate data for East Lombok, so there’s no calculated yield yet. See the Tetebatu property investment hub.

Mawi Beach (4.0 to 9.1% net) and Areguling (3.2 to 5.6% net) have villa prices in their snapshots, so the table shows calculated yields for them. Tampah’s prices are in euros, and no exchange rate is sourced on this page, so no calculated yield yet. Their snapshots are on the South Lombok property investment page.

Lombok Airbnb Occupancy and Nightly Rates

Occupancy is where most projections go wrong. Developer figures cited in our snapshots put South Lombok villas, including Torok, at 55 to 65% occupancy, and some Gili villas are modeled at about 65%. Market-wide data sits at the lower half of that range:

Sources: Airbtics Lombok South, AirDNA Lombok Tengah, AirDNA Gili Islands. C9 Hotelworks figures are from its 2024 Lombok market report.

Listing supply is growing fast (+59% on Airbtics, +89% on C9’s count). More supply pushes down occupancy for average properties. Our working ranges for managed villas:

These tiers are our working ranges, not figures from a single published source.

A new, well-run villa in a prime location can reach about 60 to 65% by years 1 to 2. A secondary location or a poorly managed property is more likely to run 45 to 55%. At USD 109 a night, each 10 points of occupancy is worth about USD 3,979 a year in gross income.

The calculator below runs the same math on any inputs:

Worked Example: A Kuta Villa in 2026

A managed 2-bedroom pool villa in Kuta, bought for USD 200,000 (an illustrative price inside the snapshot’s USD 165,000 to 568,000 range):

• Average nightly rate: USD 109 (AirDNA Lombok Tengah, Oct 2026)
• Occupancy: 61% (about 223 nights; AirDNA)
• Gross income: USD 24,269 a year = 12.1% gross
• Management (20%, platform fees included): −USD 4,854
• Insurance (0.5%) and local taxes (1%): −USD 364
• Staff (IDR 5 million a month, the low end of the range): −USD 3,690
• Maintenance (IDR 50 million a year, the low end): −USD 3,075
• Net income: about USD 12,286 a year = 6.1% net

These use the low end of the staff and maintenance ranges. At the top of the staff range (IDR 15 million a month), net falls by another USD 7,380 a year. At 45% occupancy, the same villa grosses about USD 17,903 (9.0%).

For the full model, including appreciation and financing, use the Lombok investment calculator.

What Drives Lombok Rental Yield

1. Distance to the Mandalika circuit. Villas within 15 to 20 minutes of the circuit charge premium rates on MotoGP weekends. Race week rates run 3 to 5× normal, and race week can supply 20 to 30% of a year’s gross. These race-week figures are working estimates with no reliable published source yet. Yield is lumpy and front-loaded into peak season and event weeks.
2. Property type. 2-bedroom pool villas are the most liquid segment (USD 90 to 180 a night). 3-bedroom villas earn more but cost more to run (USD 150 to 280 a night). Boutique hotels can gross more, but they are operating businesses that need active management. Land produces no rental income. These nightly-rate ranges are working estimates.
3. Management quality. Villa management in Lombok is less mature than in Bali. In Bali benchmarks, full-service management runs 15 to 25% of gross revenue and operations-only service 8 to 15%, with platform fees, maintenance and staff often billed outside the fee. We found no Lombok-specific fee survey. Fee schedules and what they include vary between contracts.

Lombok vs Bali Rental Yield

Calculated from AirDNA averages, a managed Kuta/Mandalika villa nets 2.2 to 7.4%. Established Bali zones are commonly cited at around 3 to 4% net after costs, though we have no reliable sourced figure yet. We haven’t run Bali through the same model, so the two aren’t directly comparable. The trade-offs are a thinner market, less liquidity and a less developed management industry. The full comparison is in Bali vs Lombok property investment.

The Risks

• Slow first years. A new villa needs time to build reviews and rankings, so year-1 occupancy often runs below the market average.
• Supply growth. Listing counts are up 59 to 89% depending on the source. That squeezes average properties.
• Fee terms. Management contracts differ on what the fee covers and on what base (gross or post-commission revenue) it’s charged.
• Tropical wear. Humidity and salt air shorten maintenance cycles.
• Structure and regulation. Commercial rental by foreign owners is generally structured through a PT PMA. See PT PMA vs Hak Pakai, how to buy property in Lombok as a foreigner and the 7 mistakes foreign investors make in Indonesia.

Long-Term vs Short-Term Rental

Long-term tenants include expats, remote workers and tourism operators. Quality 2-bedroom villas rent for IDR 10 to 20 million a month (~USD 615 to 1,230) (working estimate, not yet sourced). At IDR 15 million a month (IDR 180 million, about USD 11,070 a year), a USD 200,000 villa returns about 5.5% gross. We don’t have a sourced net figure for long-term lets.

Frequently Asked Questions

What is the average rental yield in Lombok? At AirDNA’s Central Lombok averages (61% occupancy, USD 109 a night), a managed Kuta/Mandalika villa grosses 4.3 to 14.7% and nets 2.2 to 7.4%, depending on its price. Selong Belanak calculates to 2.0 to 4.9% net and the Gili Islands to 2.5 to 8.8%. Listings often advertise 13 to 22% gross, before costs.

Gross vs net: why is the real yield lower than the brochure? Brochures quote gross income divided by price. Management (20%, which in our figures covers platform fees), insurance, taxes, staff and maintenance come out first. On a USD 200,000 Kuta villa at market-average revenue, that takes 12.1% gross to 6.1% net.

What occupancy should I assume for a Lombok villa? AirDNA puts Central Lombok at 61% and the Gili Islands at 50% (October 2026), and Airbtics puts Lombok South at 61%. New villas often run below the market average in their first year while they build reviews.

Which area of Lombok has the highest rental yield? The data can’t rank areas reliably. Market revenue is only available for Central Lombok as a whole, so the calculated differences come from villa prices. On that basis, Mawun’s lower prices calculate highest, at 5.6 to 11.2% net. Senggigi and Tetebatu lack the data for a figure.

Is Lombok rental yield better than Bali? Not clearly on current data. A managed Kuta/Mandalika villa calculates to 2.2 to 7.4% net, and established Bali zones are commonly cited at around 3 to 4%, which hasn’t been run through the same model. Lombok’s market is thinner and less liquid.

How We Calculate These Numbers

• Marketed gross yields come from our weekly area snapshots (the boxes above). They are AI-compiled from public listings and market sources and were last updated 24 Oct 2026. They show what sellers advertise, not what owners achieve.
• Occupancy and nightly rates come from Airbtics (16 Oct 2026), AirDNA Lombok Tengah and Gili Islands (both 20 Oct 2026) and C9 Hotelworks (2024).
• Calculated gross and net: revenue = AirDNA average nightly rate × occupancy × 365. Net = revenue less 20% management, 0.5% insurance and 1% taxes, less staff (IDR 60 million a year) and maintenance (IDR 50 million a year) at the low end of their ranges. The result is divided by the snapshot villa price range. Areas missing a price, rate or occupancy are shown as having no reliable sourced data yet. The figures assume platform fees are covered by the management fee.
• Figures are reviewed whenever the snapshots change. Nothing here is a guarantee. Figures should be verified independently, with a qualified adviser and an Indonesian notary.

About the Author

Brusca runs LombokInvestment.com, an independent research site on Lombok property for foreign buyers. LombokInvestment.com is not a property agency and doesn’t take commission on the yield figures published here.

This article is for information only and is not financial or investment advice. Yield figures are market benchmarks and estimates, not guarantees of future performance.

To talk through a specific villa, book a Lombok investment call, sign up for market alerts, or download the free Lombok investment guide. For legal structure, see our Lombok real estate investment guide.