Mawi Beach Property Investment: Beachfront Parcels, Hill Plots and Real Yields

Mawi Beach land runs from Rp 60 to 250 jt per are in this week’s snapshot (about USD 3,690 to 15,375), and the large beachfront parcel on our site asks the equivalent of Rp 300 jt per are. Finished or off-plan villas are marketed at USD 134,990 to 310,000. Worked through our yield guide’s method, that calculates to 4.0 to 9.1% net, though the revenue input is a regional average rather than Mawi bookings. Both Mawi properties on our site are land on SHM title, which foreigners can’t hold directly. The bay is in Praya Barat district, Central Lombok (Lombok Tengah). For the wider coast, see our South Lombok guide.

This page covers the two very different things for sale around Mawi, resort-scale beachfront parcels and hill plots inland, plus what to check before you buy an off-plan Mawi villa.

Mawi Beach property investment at a glance

	Figure	Source
Land per m²	IDR 600,000 to 2,500,000 (about USD 37 to 154)	Weekly snapshot, 26 Oct 2026
Land per are	Rp 60 to 250 jt (about USD 3,690 to 15,375)	Weekly snapshot, 26 Oct 2026
Beachfront parcel on our site	Rp 90 miliar for 300 are, or Rp 300 jt per are	Listing 7442, 30 Oct 2026
Villa, asking	USD 134,990 to 310,000 (about IDR 2.19 to 5.04 billion)	Lombok rental yield guide
Gross yield	12 to 18% marketed (one source); 7.8 to 18.0% calculated	Weekly snapshot; yield guide
Net yield, managed	4.0 to 9.1% calculated	Lombok rental yield guide
Occupancy	Central Lombok average 61%; Mawi alone: not enough data	AirDNA via our yield guide; weekly snapshot
12-month change	Not enough data	Weekly snapshot, 26 Oct 2026
Mawi listings on our site	2, both land	Our listings, 30 Oct 2026
Distance to Selong Belanak beach	About 5 km	IDN Times NTB
Distance to Kuta Lombok	About 12 km	IDN Times NTB
Drive time to Lombok airport (LOP)	About one hour	IDN Times NTB

USD figures use IDR 16,260 = USD 1, the rate in our yield guide.

Weekly Mawi Beach pricing data

Three things stand out this week. The 12 to 18% gross figure rests on a single marketing source, so it says what sellers advertise, not what villas earn. Occupancy and the 12-month change both still read “Not enough data”. The land range is also wide. The top of it is four times the bottom, which tells you that frontage, view and road access set the price far more than the Mawi name does.

Where to buy around Mawi: the micro-markets

Mawi Beach is a small bay on the coast road between Selong Belanak and Mawun, framed by two hills that visitors can climb, according to IDN Times NTB. The Central Lombok tourism office lists it under Desa Mekar Sari in Praya Barat district. Behind the sand, the land rises into hills and drops into farmed valleys. Each part sells to a different kind of buyer.

The bay frontage: resort-scale parcels

The headline property here is listing 7442, Prime Mawi Beach: a 3 hectare (300 are) parcel with road access by the surf break, on SHM title, starting at Rp 90 miliar. That works out to Rp 300 jt per are, above the top of this week’s snapshot range. At that size, the buyer is a developer or a group planning a resort or a cluster of villas, almost certainly through a PT PMA. Before pricing a plan, map how much of the parcel falls inside the coastal setback, confirm how the public reaches the beach, and check where any internal roads would run.

The hills along the Mawi to Semeti road

Listing 7444, Mawi Beach Land Plot, is a 26 are hilltop plot on the road between Mawi and Semeti, in Mekar Sari, with paved access and valley and village views. It’s on SHM title and the price is on request, so we can’t quote a per-are figure. Hill plots like this suit an owner-builder planning one villa with a garden, or a small boutique project. You give up the beach on foot in exchange for views, a breeze and a lower entry price than true frontage.

The farmland behind the bay

Inland of the beach, the valleys are mostly farmed. Searchers call this area “Mawi valley”, though we haven’t found an official name for it. We have no priced listing here, so we don’t quote a band. Check drainage and how water moves in the wet season before you buy low ground.

The Selong Belanak and Mekar Sari edge

Toward Selong Belanak, Mawi land shares an address with its better-known neighbor: listing 7442 is recorded as on the boundary of Dusun Selong Belanak. Buyers here trade a little distance from the Mawi break for closer access to Selong Belanak’s cafés and villas. Compare any plot here with our Selong Belanak hub. Ask the seller for recent sales on both sides to compare.

The Semeti side

Follow the road east from Mawi and it ends at Semeti, another surf beach. We have no Semeti listing yet, so there’s no price band. Surf-villa buyers who want to be able to reach two breaks look along this road.

Map of Mawi Beach and nearby areas

The marker shows the Mawi Beach parcel (listing 7442) by the surf break. The hilltop plot (listing 7444) is about 2 km east on the road to Semeti. Selong Belanak and Mawun sit on either side along the coast, Kuta Lombok lies farther east, and Lombok International Airport (LOP) is to the northeast. Zoom out on the map to see the full drive.

Mawi Beach land prices per are

Every cell below is tied to a named listing or to the weekly snapshot. A plot with no price can’t anchor a figure, so 7444 isn’t in the table.

Part of Mawi	Beachfront	Hillside view	Valley / flat inland	Large parcel (100+ are)
Bay frontage	Rp 300 jt (USD 18,450), listing 7442	No listing data	No listing data	Rp 300 jt (USD 18,450), listing 7442
Mawi to Semeti road hills	n/a	Price on request (listing 7444)	No listing data	No listing data
Farmland behind the bay	n/a	No listing data	No listing data	No listing data
Whole area, snapshot	Rp 60 to 250 jt (USD 3,690 to 15,375), all plot types

Prices are asking prices as of 30 October 2026. The beachfront figure is a “starting price” for the whole parcel, so treat it as an opening position.

Mawi Beach rental yields in practice

Our Lombok rental yield guide uses one method for every area, and Mawi follows it exactly. Revenue is AirDNA’s Central Lombok average: 61% occupancy at USD 109 a night, or USD 24,269 a year. Management takes 20%, insurance 0.5% and local taxes 1%, which comes to 21.5% of revenue. Staff and maintenance add at least USD 6,765 a year for a small villa.

• Revenue: USD 24,269
• Less 21.5% percentage costs: USD 5,218
• Less fixed staff and maintenance: USD 6,765
• Net operating income: USD 12,286
• On a USD 134,990 villa: 18.0% gross, 9.1% net
• On a USD 310,000 villa: 7.8% gross, 4.0% net

So where does the marketed 12 to 18% come from? It’s a gross figure, before management, staff, upkeep, insurance and tax. On our method, those costs take roughly half of the revenue on a cheaper villa. A seller quoting 15% gross is quoting a number that sits near 7% net on the same inputs, and only if the villa earns the regional average.

That last condition matters at Mawi. The revenue line is a Central Lombok figure weighted toward Kuta, where most rentals and restaurants are. Mawi has few amenities by the beach beyond warungs, surf rentals and toilets, according to the regency’s tourism portal. A Mawi villa could fall short of 61% occupancy or USD 109 a night. When it does, net falls fast, because the fixed costs don’t move.

Both Mawi listings on our site are land, so for most buyers the yield starts with a build. Price that in with our guide to the cost to build a villa in Lombok.

These figures are estimates, not a forecast. This page isn’t legal or investment advice.

Buying an off-plan Mawi villa: what to check

Off-plan villas around Mawi are sold on strong gross yields, and buyers often search for reviews before they commit. Reviews tell you little. These checks tell you more:

• Track record: ask which projects the developer has finished and handed over, then visit one and speak to an owner.
• The title under the villa: find out whose SHM the land sits on, the lease term, the extension terms and whether the lease is registered with a notary (PPAT).
• Permits: ask for the PBG (building approval) before construction starts and the SLF (certificate of fitness) at handover.
• Guaranteed returns: read who guarantees the payment, for how long, and what happens if the operator can’t pay.
• Payments: check whether each installment is tied to a construction milestone you can verify, and whether funds are held in escrow.
• Management: read the management contract and ask who wrote the occupancy and nightly-rate assumptions behind the yield. Run them through the cost lines above.

Work through our four due diligence checks for Lombok land as well, since an off-plan villa is only as sound as the land title underneath it.

Mawi Beach land for sale

List your Mawi Beach property

Legal, zoning and title at Mawi

Both Mawi listings on our site carry SHM (hak milik) title. Only Indonesian citizens can hold SHM, and under Article 26(2) of the Basic Agrarian Law (Law 5/1960) any direct or indirect transfer of hak milik to a foreigner is void by law, so nominee arrangements, where a local holds title on a foreigner’s behalf, give the foreigner no secure claim. Foreign buyers have three main routes:

• Leasehold: a registered lease from the SHM owner for a fixed term, with extension terms written in.
• Hak Pakai: the right to use one residential property, for foreigners holding a residence permit.
• PT PMA: a foreign-owned company holding land as HGB, the usual route for a resort or a multi-villa project such as the 300 are parcel. Compare the routes in PT PMA vs Hak Pakai.

Zoning. Check every plot against the Lombok Tengah spatial plan (RTRW) and get a KKPR (spatial-use approval) before you build. We haven’t verified the RTRW zoning for the Mawi bay or the hills, so ask the land office and a local notary for the zoning of your exact plot.

Coastal setback. Under Presidential Regulation 51/2016, a minimum 100 meter setback from the high-tide line applies to beachfront land, and the regency can set a wider line. On a beachfront parcel, that strip comes off the buildable area.

Buying part of a large parcel. If you take only part of a 300 are title, the certificate has to be split (pecah sertifikat) at the land office (BPN). Ask whether the split is a condition of the deal, and check when the new certificate will be issued relative to the final payment.

Road access. A hill plot that reaches the road across someone else’s land needs that access surveyed and written into the deed.

Build permits are covered in our KKPR, PBG and SLF guide. This page isn’t legal or investment advice. Use an independent notary (PPAT) and lawyer for any purchase.

Getting to Mawi Beach

According to IDN Times NTB, Mawi is about 5 km from Selong Belanak beach and about 12 km from Kuta Lombok, and the drive from Lombok International Airport takes roughly an hour. The route is the same as for Selong Belanak until the turn to the bay. From Mataram, allow about 1.5 hours by car, according to Radar Update.

The beach is a managed tourism site. The national tourism ministry’s register lists it as open from 07:00 to 18:00 WITA with a small entry fee. Drive the access to any plot yourself, ideally in the wet season, before you commit, especially on hill roads.

Infrastructure and risks

• Water: plan on a borehole or well and storage tanks. Test water quality and the dry-season yield before you buy, and ask neighbors how their wells held up.
• Power: a resort-scale build needs far more capacity than a house. Get a written quote from the state utility (PLN) for the connection, and ask how far the nearest line is.
• Internet: test mobile signal on the plot itself and ask providers whether they can reach your address.
• Waste: budget for a septic system and private rubbish collection.
• Slope: hill plots need a soil and slope survey and drainage that keeps runoff off neighboring land.
• Thin rental data: there’s no Mawi-only occupancy figure yet. Check how the numbers look at lower occupancy than the Central Lombok average.
• Liquidity: a Rp 90 miliar parcel has a small pool of possible buyers. Ask an agent how long comparable large parcels have taken to sell.

Mawi Beach compared with nearby areas

Area	Land price	Calculated net yield	Access and liquidity
Mawi Beach	Rp 60 to 250 jt per are (snapshot)	4.0 to 9.1%	5 km from Selong Belanak; two land listings
Selong Belanak	See the Selong Belanak hub	2.0 to 4.9%	Established surf beach
Mawun	Rp 50 to 250 jt per are (snapshot)	5.6 to 11.2%	Land-only stock on our site
Tampah (South Lombok guide)	See the South Lombok guide	No figure yet	See the South Lombok guide
Kuta Lombok	See the Kuta hub	2.2 to 7.4%	See the Kuta hub
Areguling	See the Areguling hub	3.2 to 5.6%	Early-stage market

All net yields come from our yield guide and use the same Central Lombok revenue input, so the gaps between areas reflect villa prices, not measured demand.

Mawi Beach and South Lombok market updates

Read our latest monthly roundup, the Lombok property market update for October 2026.

Mawi Beach property FAQ

This page isn’t legal or investment advice.

Next step

Run the numbers in our investment calculator, book a call with Bruce, or sign up for Mawi Beach listing alerts. ← Back to the South Lombok guide