There is no reliable island-wide Lombok villa income number
A credible estimate must be built from the actual address, verified seasonal rates, nights comparable villas really sold, distribution costs and operating costs. Provincial hotel occupancy is useful demand context. It is not a villa revenue forecast.
Search results for Lombok villa rental income often turn an occupancy percentage into a precise annual return. That precision is false. A private villa in Kuta, Selong Belanak, Senggigi or near the Gilis does not behave like the provincial hotel average, and one island-wide percentage cannot price a particular house.
This guide gives you a usable underwriting method without pretending that unavailable private booking data is public. The result is a range you can challenge with an owner, broker or operator, instead of a headline yield that collapses when you ask where the nights came from.
What the official demand data actually says
Statistics Indonesia for West Nusa Tenggara, the province that includes Lombok, publishes accommodation and arrival indicators. These are useful for checking seasonality and the direction of travel demand. They do not isolate private luxury villas or a particular Lombok submarket.
For December 2025, the same official series reported 41.98% occupancy for star-rated hotels and 26.33% for non-star accommodation. It also recorded 7,714 international arrivals through Lombok International Airport and 1,338,924 domestic tourists across the province.
Bank Indonesia also reported new Lombok air routes during 2025, including Lombok to Darwin from April and additional domestic services. Better access can support demand, but a new route is not proof that a particular villa will sell a specific number of nights.
The formula for a defensible Lombok villa estimate
Gross annual income = verified high-season rate × high-season nights sold + verified lower-season rate × lower-season nights soldNet operating income = gross income - distribution - management - staff - utilities - maintenance - tax and compliance costsNet rental yield = net operating income ÷ total acquisition and setup cost × 100The important word is verified. A public asking rate proves only what an owner hopes to charge. Ask for booking statements, channel reports or manager records showing what comparable villas actually sold and at what realised rate.
Seven checks before you trust a Lombok projection
Kuta and Mandalika, Selong Belanak, Senggigi and the northern coast serve different trips and access patterns. Do not accept a comparable from another coast without an adjustment.
View, road access, beach access, finish, staff, pool, privacy and backup power can move demand more than one extra bedroom.
Request booked revenue divided by sold nights for each season. Screenshots of future public prices are not enough.
Use at least high, shoulder and lower season. Do not use one annual occupancy percentage.
A villa unavailable for personal use or maintenance should not be treated as a demand failure or as sellable inventory.
Include platform or agency commission, management, staffing, cleaning, utilities, pool and garden care, repairs, insurance, tax and licensing advice.
Reduce both sold nights and realised rate. If the purchase works only in the broker's best case, it does not yet work.
Evidence to request from a seller or manager
| Evidence | What it proves | What it does not prove |
|---|---|---|
| Monthly booking statement | Sold nights and realised revenue for that property | Future performance under a different manager |
| Channel payout report | Revenue after the channel's deductions | Total operating profit |
| Calendar export | Booked and blocked dates | Whether a blocked date was sold, owner use or maintenance |
| Utility and staff records | A material part of recurring operating cost | All tax, repair and capital replacement costs |
| Three true comparables | A reasonable range for rate and sold nights | A guarantee for a weaker address or product |
How to compare Lombok with Bali or Phuket
Use the same assumptions for every market. Keep property quality, bedroom count, service level, acquisition basis and cost treatment consistent. Then compare gross income, net operating income and downside resilience separately.
LuxVacation already publishes operator-backed market benchmarks for Bali and Phuket. Lombok remains on an evidence-led underwriting page until comparable villa records are strong enough to support a public benchmark. That distinction is deliberate.
Calculate the property, not the sales pitch
Enter a purchase price in our calculator to see gross, platform net, agency net and yield. For a property-specific review, send the exact location, bedroom count, asking price and any booking evidence you have.
Questions owners and buyers ask
How much rental income does a villa in Lombok make?
There is no defensible island-wide answer. The calculation needs verified seasonal rates and sold nights for comparable villas near the same address, followed by the full cost stack. If those inputs are missing, a precise annual figure is marketing, not underwriting.
Can I use Lombok hotel occupancy to forecast villa revenue?
No. The official provincial series is valuable demand context, but it combines accommodation types and locations. It does not report the realised rates or sold nights of a private luxury villa.
What is a good rental yield in Lombok?
A yield cannot be judged without knowing whether it is gross or net, the acquisition and setup cost, and the quality of the income evidence. Compare net yield under the base and downside cases, not a broker's gross percentage.
Which costs are most often missed?
Distribution commission, local management, staffing, electricity, water, internet, pool and garden maintenance, cleaning, repairs, insurance, replacement reserves, tax and compliance advice are commonly incomplete in headline projections.
Sources and limits
Official demand context: BPS West Nusa Tenggara, January 2026 tourism release, BPS West Nusa Tenggara, December 2025 tourism release, and Bank Indonesia, West Nusa Tenggara economic report, May 2025. These sources describe provincial demand and access. They do not publish private Lombok villa revenue.