Off-plan villa in Lombok are everywhere right now.
If you spend any time online, you’ll see beautifully designed renders, ocean views, and promises of strong returns. And to be fair, off-plan can be a smart way to buy — lower entry prices, more choice, and the chance to shape the final product.
But off-plan also asks for trust. You’re not buying a finished villa. You’re buying a plan, a team, and a timeline.
This guide shares the advice we give our clients before they commit to an off-plan villa in Lombok.
First, What “Off-Plan” Really Means
When you buy off-plan Villa in Lombok, the villa may:
- Not be built yet
- Be under construction
- Exist only as a show unit or render
What you’re really buying is:
- The developer’s experience
- Their way of working
- And their ability to deliver what’s been promised
That’s why checking the foundations of the project matters more than the visuals.
1. Look at the Builder’s Track Record Before the Renders
Good marketing is easy. Delivering a villa on time and at the right quality is harder.
When we review off-plan projects, we always start by asking:
- Has the developer already completed villas in Lombok?
- Can we visit those villas in real life?
- Are they still operating well a few years later?
A developer doesn’t need a long list of projects to be worth considering. But they do need something real to show — not just plans and promises.
If it’s their first project, that doesn’t automatically mean no. It just means you should take more time understanding how risks are managed.
2. Treat Rental Projections as Scenarios, Not Guarantees
Rental income in Lombok can be solid. But it depends on many moving parts:
- Location
- Design and layout
- Build quality
- Management
- Seasonality
When a project is off-plan, there is no performance history yet.
So instead of asking, “What’s the return?”
Ask:
- Where do these numbers come from?
- Are they based on villas already operating in Lombok?
- Do they include operating costs, or only gross income?
Well-prepared developers can explain their assumptions. That’s usually a good sign.
3. Choose Projects Run by People Who Are Actually Here
Building in Lombok requires daily attention.
The strongest off-plan projects are usually run by people who:
- Live in Lombok
- Visit the site regularly
- Stay involved throughout construction
When developers are far away, small compromises tend to creep in. Over time, those details show — especially once guests start staying in the villa.
When visiting a project, ask:
- Who is on site day to day?
- Who checks materials and workmanship?
- Who makes decisions when something needs to change?
Being present makes a real difference.
4. Start With Land, Zoning, and Permits
Before design, price, or timelines, the basics need to be clear.
You should understand:
- Who owns the land
- What title is being used
- Whether the zoning allows villas and rentals
- Where the permit process stands
If permits are in progress, that’s normal. What matters is knowing when the application started and what stage it’s at.
This part isn’t about rushing. It’s about knowing where things stand.
5. Make Sure Materials and Finishes Are Written Down
Show units are helpful — but contracts are what protect you.
When buying off-plan, ask for:
- A clear list of materials and finishes
- Details on fixtures, fittings, and furniture
- Confirmation that this list is attached to the notarial agreement
This avoids misunderstandings later and keeps expectations aligned.
6. Understand How Payments Are Structured
Payment schedules tell you a lot about a project.
Healthy off-plan projects usually:
- Break payments into stages
- Link them to construction progress
- Avoid large upfront payments without milestones
This keeps both sides aligned and reduces pressure if timelines shift.
When Off-Plan Makes Sense
Off-plan villas can be a good option if:
- You’re comfortable with build timelines
- You want early pricing
- You value design flexibility
- You’re working with an experienced, local team
It’s not about avoiding off-plan. It’s about choosing the right project, for the right reasons.
Final Thoughts
The off-plan projects that work best in Lombok are often:
- Quietly run
- Well planned
- Realistic with numbers
- Managed by people who live here
At Nour Estates, we often help clients step back before moving forward. Sometimes the best decision is to buy. Sometimes it’s to wait.
If you’re considering an off-plan villa and want an honest second opinion, we’re always happy to talk it through — without pressure, and without sales talk.
Follow us on Instagram @nour.estates for our latest updates!
