During a viewing when buying a villa in Lombok, you’ll quickly feel what you like and what you don’t. That’s normal. But before you get carried away, always come back to your main objective.
Are you buying for lifestyle?
Or is this a rental investment?
If it’s an investment, shift your mindset. Try to think like a guest.
How would a tourist use this villa?
What would their day look like?
Would this place make their stay easy, comfortable, and enjoyable?
Keeping that perspective helps a lot when comparing different villas — especially when everything starts to look “nice” after a few viewings.
Key Questions to Ask During a Villa Visit in Lombok
1. When Was the Villa Built?
This question matters more than people think.
Lombok has a humid, tropical climate, strong sun exposure, and salty air in coastal areas. Over time, this shows — especially if the villa hasn’t been well maintained.
If a villa was built five or more years ago and still looks spotless (no mold, no leaks, no damaged wood), that’s a good sign. But it also raises a follow-up question:
Was this because of regular maintenance, or because of good construction quality from the start?
Either answer gives you valuable information. It tells you what kind of upkeep is needed going forward and whether the villa was built properly in the first place.
2. Does the Villa Have a Valid Building Permit (PBG / SLF)?
Always ask about permits.
Permits are something you should always clarify when buying a villa in Lombok
If the villa already has a PBG or SLF issued, that’s ideal.
If the permit is still in process, that’s not unusual — but you should understand where things stand.
Ask:
- When was the application submitted?
- What stage is it at?
- Roughly when is it expected to be issued?
Also, ask what type of permit it is.
If you plan to rent the villa, you want a permit that allows tourism use (such as Pondok Wisata or villa zoning).
This isn’t about rushing the process — it’s about clarity.
3. For Off-Plan Projects: Are Materials and Finishes Guaranteed?
If you’re visiting an off-plan project or a show unit, this question is essential.
Ask whether the materials and finishes in the show unit will be exactly the same in your villa. Then ask if:
- The materials list
- The finishes
- The inventory (furniture and equipment)
…will be attached to the notarial agreement you sign.
Why this matters: when buying off-plan, the quality of what you receive depends on what’s written — not just what you see. Seeing and documenting materials upfront helps you understand whether the villa matches your budget and expectations.
4. Price Negotiation vs Payment Terms
Not all sellers are flexible in the same way.
Some are open to negotiating the price.
Others prefer to keep the price firm but offer flexible payment terms.
In most cases, the unspoken rule is simple:
You usually choose one, not both.
Either:
- You negotiate the price and follow the seller’s payment timeline
or - You pay the full asking price and negotiate more flexible payment terms
Understanding this early makes negotiations smoother and more respectful.
5. Are There Any Additional Fees?
Villa transactions in Lombok are generally straightforward.
As a buyer, you usually pay:
- The villa price
- Notary fees (around 1% of the transaction value)
Still, it’s always smart to ask upfront if there are:
- Any additional fees (VAT for example)
- Administrative costs
- Local or project-specific charges
This avoids surprises later and helps you budget properly from day one.
Final Thought
Buying a villa in Lombok isn’t just about liking what you see.
It’s about understanding what you’re buying, how it was built, how it can be used, and what it will cost you over time.
Asking the right questions during a visit often makes the difference between a good purchase and a complicated one.
If you keep your objective clear and take the time to check the details, your decision becomes much easier — and much safer.
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