Tetebatu Property Investment: Rice-Field Land, Homestays and Real Prices per Are

Tetebatu land costs about Rp 13 to 24 jt per are for village parcels and about Rp 98 to 211 jt per are for prime plots in this week’s snapshot (USD 8 to 15 and USD 60 to 130 per m²). The three priced plots on our site ask between Rp 14.2 jt and Rp 37.5 jt per are. Eco-villas are marketed at USD 75,000 to 150,000. Sellers quote gross rental yields of 6 to 10%, but we have no calculated Tetebatu yield yet. Most land carries SHM title, which foreigners can’t hold. Tetebatu is in Sikur District, East Lombok Regency, not Central Lombok. For the regional story, read our East Lombok guide, and for yields, the Lombok rental yield guide.

This Tetebatu property investment guide is about what you can buy here: rice-field plots, roadside land, hillside parcels, small homestays and bungalow businesses, and operating contracts. For each one we cover the price per are, who it suits and what to check before you pay.

Tetebatu at a glance

Distances are measured in a straight line from central Tetebatu. Roads wind around the slopes of Rinjani, so the drive will be longer.

This week’s Tetebatu pricing

The spread in these figures comes from the type of plot. The USD 8 to 15 per m² band is working sawah, reached by a farm lane, with no power on the boundary. The USD 60 to 130 band covers plots on a paved road, with power at the pole and a clear Rinjani view, where a guesthouse could open without much groundwork. The 6 to 10% yield is what marketing sources quote. Nobody has measured it here, so treat it as a claim, not a benchmark.

Where to buy in and around Tetebatu

Central Tetebatu and the Monkey Forest road

This is the commercial strip, where warungs, homestays and trekking guides line the main tourism road (Jalan Pariwisata) and the road out to the Monkey Forest. Tetebatu Central 24 Are (7584) has frontage on the Monkey Forest road and electricity at a nearby pole. Aryasuta Bungalow (140) sits just off Jalan Pariwisata, and the 8-key Tetebatu Resort Rinjani Views (7573) is nearby. Neither 7584 nor 7573 states a price, so expect the prime band from the snapshot rather than village rates. Buyers here want visibility: a café, a guesthouse or a bungalow business that catches walkers between attractions.

Kembang Kuning

Kembang Kuning Tetebatu 20 Are (134) is an SHM parcel of 2,000 m². Its price isn’t stated. Kembang Kuning is quieter than the main road. It suits buyers who want rice-field outlooks and room for several units, and who don’t need walk-in trade.

The waterfall pockets: Jeruk Manis and Durian Indah

The land near the waterfalls costs more per are than open sawah but is sold in smaller plots. Jeruk Manis 8 Are (7458) is an SHM plot offered direct by the owner at about Rp 300 jt, or Rp 35 to 37.5 jt per are, the highest asking rate among our priced Tetebatu plots. Tanah Durian Indah Waterfall 17 Are (7590) is flat, active sawah on a village lane, a minute’s walk from the Durian Indah falls, and has no stated price. Day-trippers walk past both, which helps a glamping site or small eco-stay. Because 7590 is still farmed, check its zoning status first (see the rice-field section below).

North Tetebatu hillside

North Tetebatu Land Sale 53 Are (7203) is an SHM hillside parcel with mature trees, and its starting price of Rp 750 jt works out to about Rp 14.2 jt per are. That’s the lowest priced rate on our site, and it’s in line with the snapshot’s village band, not the prime one. You get size and privacy. You give up level ground and road frontage, and building a slope costs more. It suits a retreat builder or a buyer who wants a large private holding.

Joben and the neighboring villages

Joben is the next village west. Joben 13 Are (7586) is an elevated garden plot with a spring-fed fish pond and power lines along the road, and its price isn’t stated. Farther toward the Rinjani foothills, TeteBatu Land and Homes (7466) is a working compound with two houses, two cottage rooms, a pool and barns. The compound covers 1,050 are (about 10.5 ha). Buyers here trade a little distance from the main road for space and a lower likely price.

Map of Tetebatu listings

The map is centered on Tetebatu Central (7584) on the Monkey Forest road. The listings sit within a few kilometers of it: Kembang Kuning (134) to the south, Jeruk Manis (7458) and Durian Indah (7590) to the north-east, North Tetebatu (7203) farther up the slope, and Joben (7586) to the west. Lombok International Airport is about 28 km to the south-west in a straight line.

Tetebatu land price per are

USD conversions use Rp 16,260. Ask every seller for the price in writing. A per-are rate on an unpriced listing can be very different from these bands.

Three ways to invest in Tetebatu

Buy land and build bungalows or an eco-villa

This gives you the most control. It’s also the slowest route. You choose the plot, the design and the operator, and you carry the permits, the build and the empty months before the first booking. Our villa build cost guide covers Lombok in general. We don’t have separate figures for highland builds, where materials travel farther and slopes or wet ground can add foundation work, so get local quotes before you set a budget. Most existing Tetebatu stays on our site are small bungalows and homestays rather than large villas.

Buy an operating homestay or bungalow business

The market has a few going concerns: Aryasuta Bungalow (140) with five rooms and a restaurant, TeteBatu HomeStay (138) with two rooms, and the compound at 7466. Before you make an offer:

• Ask for booking-platform exports and guest reviews going back at least two years, not a summary.
• Check the business licenses (NIB and any tourism license) and whose name they’re in.
• Find out who runs it now and whether that person stays.
• Separate the land title from the buildings. Know exactly which certificate, and how much land, the price covers.

Listings 140 and 138 are separate properties, although their map pins currently show the same coordinates.

Take an operating contract or lease

This route needs the least capital and gives you no title. Arif Bungalows (144) offers a 5-year operating contract on 10,000 m². The Garden Inn (7214) is a fixed-term lease from Rp 25 jt a year, and Tetebatu Hill Lodge (150) is available as a long-term rental or contract. Have a notary check the renewal terms, who pays for repairs, and what happens to anything you build.

Rental yields in Tetebatu: what the numbers mean

We don’t publish a calculated Tetebatu yield. Our yield guide works one out from occupancy and nightly rates, and there’s no reliable occupancy or rate data for East Lombok yet. The Central Lombok figures we use for the south coast come from a beach market in another regency, so they don’t transfer to a rice-field village.

This section explains how to read yield figures. It isn’t investment, legal or tax advice.

The 6 to 10% you’ll see quoted is a gross figure. It’s revenue divided by price, before staff, food costs, booking-platform commission, repairs, utilities, tax and the quiet wet-season months. Net returns are lower once those costs come out.

Here’s how to read a seller’s projection. The listing for Tetebatu Resort Rinjani Views (7573) shows its working. It assumes 50% occupancy, Rp 300,000 a night for five bungalows and Rp 1 jt a night for three villas, which gives about Rp 821 jt a year from rooms. The listing also adds a restaurant line of 40 covers a day at Rp 100,000 each, but it totals that as Rp 1 jt a day, or about Rp 365 jt a year. At the stated inputs it would be Rp 4 jt a day, so the seller’s restaurant figures don’t add up and we’ve left them out. Ask the seller to correct them. The room estimate is the seller’s own, and it leaves out operating costs, seasonality, staff and the time a new resort needs to build up reviews. Because the inputs are visible, you can test each one against comparable properties nearby. It isn’t a Tetebatu yield.

Listings 140 and 138 also make their own revenue claims. Ask for the bookings behind them.

Buying rice-field land: what to check

Most cheap land in Tetebatu is sawah, and sawah comes with its own risks. As general guidance, ask a local notary (PPAT) or the land office about each of these:

• Protected farmland. Indonesian law protects sustainable food-crop land (LP2B), and Perpres 4/2026 (which replaced Perpres 59/2019) controls converting rice fields. If a plot sits inside a protected zone, you may not be able to build on it at all.
• Zoning. East Lombok’s regional spatial plan (RTRW) sets which zones allow tourism buildings. As a general rule, you need a KKPR (spatial-use approval) before a PBG building permit. See our PBG and SLF permits guide.
• Water. Irrigation channels cross many plots, and neighbors depend on them. Don’t plan to block or move one without agreement.
• Access. A path across someone else’s field isn’t a right of way. Get legal road access in writing, or buy a plot on a public lane.

Legal, zoning and title for foreign buyers

Under Indonesian land law, only Indonesian citizens can hold SHM (hak milik), the title on most Tetebatu land. Some of the listings say a foreigner can get “freehold” through a PT PMA. That isn’t how it works. A foreign-owned company (PT PMA) is an Indonesian legal entity, so under PP 18/2021 it can hold HGB (right to build), not SHM.

As a general rule, a foreign individual has two routes. The first is a registered long lease (hak sewa). The second is Hak Pakai (right to use), which PP 18/2021 makes available to foreigners, generally those with valid Indonesian immigration documents. A PT PMA makes sense if you’ll run the bungalows as a licensed business. Our PT PMA vs Hak Pakai guide compares the two.

When you buy an operating homestay, you’re buying two things: the business (licenses, bookings, staff) and the land under it. Price them separately, and make sure the contract transfers both. Check the certificate at BPN Lombok Timur, the East Lombok land office, before you pay any deposit. Our four due-diligence checks and foreign buyer guide go through the steps. This page isn’t legal advice.

Who Tetebatu suits, and who it doesn’t

Tetebatu works best for people who’ll be on the ground: an owner who runs a few bungalows, cooks or hires a cook, and builds a name through reviews. It suits lifestyle buyers who want cool air and space, and patient land buyers with a ten-year view.

It doesn’t suit someone who wants a villa managed from overseas with steady monthly payouts, or who needs to sell within a couple of years. We have no resale data for Tetebatu.

Tetebatu compared with other Lombok areas

Net yields for every area come from the yield guide, so the pages agree. For the wider coast, see the South Lombok and West Lombok guides.

Tetebatu property listings

Tetebatu Properties

Tanah Durian Indah Waterfall 17 ARE

For Sale Land / Plot 17 ARE

Tetebatu

Tetebatu Central 24 ARE

Sold Land / Plot 24 ARE

Tetebatu

TeteBatu Land and Homes 1050 ARE

For Sale Land / Plot 1050 ARE

Tetebatu

The Garden Inn Tetebatu

Contract Bungalow

Tetebatu

North Tetebatu Land Sale 53 ARE

For Sale Land / Plot 53 ARE

Tetebatu

Tetebatu Hill Lodge

Contract Bungalow 10 ARE

Tetebatu

Arif Bungalows (contract)

Contract Hotel 10 ARE

Tetebatu

Aryasuta Bungalow For Sale

For Sale Bungalow 16 ARE

Tetebatu

TeteBatu HomeStay for Sale

For Sale Bungalow 16 ARE

Tetebatu

Kembang Kuning Tetebatu (20 ARE)

For Sale Land / Plot 20 ARE

Tetebatu

View all properties →

List your Tetebatu property

Latest market updates

Our October 2026 Lombok property market update and the Lombok development projects tracker cover changes across the island, including East Lombok.

Frequently asked questions

Run the numbers in our investment calculator, book a call with Bruce, or sign up for Tetebatu listing alerts. This page isn’t legal or investment advice. ← Back to the East Lombok guide