Fifteen ocean and jungle view plots and turnkey villas; seven minutes from Kuta center and beach, built around a restaurant/pool, a padel court and a playground. Invest in one of our villa designs with an estimated ROI of 9–15% — or buy the plot and build your own villa.
for a plot · finished homes, furnished, from *Before taxes and fees — see the full cost note below.
Most projects here sell one fixed thing. We'd rather ask you one question. Two routes, the same land, the same covenants, the same protection on your view.
Route 1
The Konekt Home
Finished. Furnished. One price, one date.
We do all of it. Land, title, permits, site preparation, the villa built to spec, the rental-ready furniture pack, landscaping, utilities and handover. You choose the plot and the design; we hand you the keys.
Buy the plot and build it yourself. You don't have to use our architect or our contractor — use your own if you prefer. All we ask is that you build within the permits and the design covenants that protect everyone's view. If you do want our help, it's there; it just isn't compulsory.
Three things are true of Konekt that are not true of the land down the road — and none of them is the view. Everyone here has a view.
Two ways in, one counterparty — Have us build and hand you the keys, or buy the plot and build it yourself with your own architect and contractor. Same land, same covenants, same team behind both. Nobody else in South Lombok offers the whole range.
Freedom in how you build. Structure in what surrounds it. — The design covenants are not a limit on your freedom; they are what stops your neighbour taking away the view you paid for. Fifteen households, one agreement, enforceable against every plot — including ours.
Nothing hidden about the law — Hak Milik freehold for Indonesian buyers, HGB up to eighty years inside your own PT PMA for international ones, against the thirty-five-year leaseholds sold down the road. Zoning verified, contracts on the table before you pay anything.
Seven minutes from Kuta, five from the Mandalika Intercultural School, thirty from the airport — and a seasonal waterfall on the land itself.
A hidden waterfall on your doorstep — seasonal
Where it is
Seven minutes from Kuta. Thirty from the airport.
Lombok is rapidly emerging as one of Indonesia's most exciting destinations. Infrastructure investment, a growing international profile, and a real shortage of high-quality stay are creating strong fundamentals for owners and investors alike.
From turquoise beaches to cascading waterfalls and iconic rice terraces — its southern coast is a sanctuary for surfers, snorkelers, and anyone who chooses to be inspired by the natural world.
South Lombok coast
Turquoise bays
The jungle hills
On the map
Find us in Kuta, South Lombok.
Nestled in the jungle hills above Kuta — 7 minutes from town, 10 minutes from the beach, and moments from everything South Lombok has to offer.
Konekt ProjectHillside ocean view development in Kuta Lombok
International SchoolNearby international education access
Kuta CenterRestaurants, shops, cafés, and daily conveniences
Kuta BeachMain beach area and coastal lifestyle hub
Drive times
Everything within reach.
A short ride connects you to the full energy of Kuta — beaches, dining, wellness and daily life — without the noise of the centre. *Depending on your driving style.
International SchoolQuality education for families
30min
International AirportDirect flights to Singapore, KL & Australia
The views
A landscape unlike any other.
Most plots open to sweeping ocean, jungle or dual views — the outlook you'll wake up to every morning. These are photographs of the Konekt land itself.
Built around people, not just property.
The heart of Konekt
Fifteen villas, one shared heart.
At the foot of the hill sits the social heart of Konekt — a café & restaurant, a pool, a padel court and a children's playground, with a resort below connected to the same community area. Not just amenities, but reasons to come together, where neighbours become friends.
*Artist's impression. Design and scope may still change.
Café & Restaurant
Where mornings start — open to residents, families and guests alike.
The Pool
Set into the terrace beside the restaurant, looking out over the valley.
The Padel Court
The island's favourite sport, steps from your door.
Playground & Lawns
Where children grow up connected — five minutes from the Mandalika Intercultural School.
Choose a design
Four homes, drawn for this hillside.
Buy a plot and build it yourself with your own architect and contractor, or have us build one of these four and hand you the keys. Build prices are turnkey — site preparation, retaining walls and construction tax included — and exclude the plot. VAT (PPN) and the land taxes are separate; the calculator below shows them line by line.
Every Konekt home is delivered furnished and rental-ready — the furniture pack is already inside the price. And every home is managed by our operator for the first two years, so the whole community lets to one standard from day one. After that it is entirely your choice. We would rather you read both of those here than discover them in a contract.
How it works
01Choose your freehold plot from the masterplan
02Choose a Konekt villa, or build it yourself with your own team
03Build within the permits and the design covenants — that is the only requirement
04Title in your name or your company, and a home built to your vision
The 1 Bedroom Villa
Furnished turnkey · furnished · construction tax included · VAT and land taxes separate · excludes the plotLand and villa from
A refined one-bedroom villa with full kitchen, designer bathroom and a dedicated workspace — sized for couples and remote workers, and for strong short-term rental returns.
63 m² indoor · 48 m² terrace · 18.6 m² pool
1 king bedroom · 1 bathroom with bathtub & shower
Living room with full kitchen & dedicated workspace
Furnished turnkey · furnished · construction tax included · VAT and land taxes separate · excludes the plotLand and villa from
The ultimate Konekt Villa — a stunning central void, large infinity pool and three generous bedrooms. Perfect for family buyers or premium rental investors.
188.7 m² indoor · 81.3 m² terrace · 46 m² pool
3 large bedrooms · 3 bathrooms · stunning central void
Images are for illustrative purposes only. Build prices are turnkey — they include site preparation and retaining walls but exclude the plot, and may vary if the design is modified. 1 USD = IDR 18,000.
Land Plots
Your land. Your villa. Your Lombok.
Eleven of the fifteen plots are still available — each with road access, water and electricity to the boundary, and views of jungle or ocean. Build it yourself with your own architect and contractor, or have us build one of our four designs and hand you the keys. Either way the design covenants apply, because they are what stops your neighbour taking away the view you paid for.
Plot pricing & sizes
Plot
Size (m²)
Price
Why this price
Land + villa from
01
1,023
Best ocean view
02
632
Ocean view
03
752
Ocean view
04
940
Ocean view
05
1,021
Ocean view
06
989
Ocean view
07
996
Ocean view
08
723
N/A
Reserved
—
09
711
Ocean view
10
536
N/A
Reserved
—
11
974
Jungle view
12
737
Jungle view
13
543
Ocean view
14
536
N/A
Reserved
—
15
500
N/A
Reserved
—
Four of fifteen are reserved. Price follows the view: IDR 350 million per are for the highest plot on the hill, IDR 250 million for the ocean-view plots, IDR 175 million for the jungle-view plots below them. “Land + villa from” is the plot price plus the cheapest villa design that can actually be permitted on that plot, delivered furnished. Prices settle in Indonesian Rupiah; USD shown for reference at 1 USD = IDR 18,000 (September 2026). Before taxes and fees. On the land alone budget roughly 6–7% on top — the 5% BPHTB acquisition duty plus 1% notary. Where a villa is included, add 11% VAT (PPN) on the construction price, which brings the total to roughly 8–11%. Transfer fees are about IDR 10 million.
What you actually own
Indonesian buyers: Hak Milik freehold, in your own name. International buyers: HGB inside your own PT PMA, for the remainder of an 80-year term — currently 79 years. Mortgageable, transferable, inheritable through the company you own.
Most villas sold to foreigners around Kuta are 35-year leaseholds. Ours is up to eighty years, in a company you own.
Zoning and building rights verified — we hold the KKKPR and Informasi Pemanfaatan Ruang confirming 50% KDB, released in full to buyers at reservation.
Two different buyers, two different answers — and we would rather give you the accurate one now than the flattering one that falls apart at the notary.
If you are Indonesian
Hak Milik freehold, held in your own name. Full title, no company, no intermediary.
If you are not
HGB inside your own PT PMA, for the remainder of an 80-year term — currently 79 years. Mortgageable, transferable and inheritable through the company you own. Most villas sold to foreigners around Kuta are 35-year leaseholds.
Zoning, verified
We hold the KKKPR and the Informasi Pemanfaatan Ruang confirming 50% KDB. The full file is released to buyers at reservation, and your own notary is welcome to check it at the planning office first.
Price it yourself
Build your home, and see the number.
Pick a plot. Pick a design — or just take the land. You get the full cost, including the taxes and fees, before you speak to anyone. Nothing here is a quote, and nobody calls you because you used it.
1 Choose your plot
Eleven available. Four are reserved and cannot be selected.
2 Choose your villa — or just take the land
Select a plot first. Only the designs that can actually be permitted on that plot are selectable.
3 What's included
4 Your indicative cost summary
5 Send it to yourself
We'll email you this exact configuration with the full breakdown, and the documents that go with it — what you own, the payment schedule and the community agreement.
How it works
Your journey, step by step.
Month 1
Sign & buy your plot
Hak Milik freehold in your own name, or HGB inside your own PT PMA — with full legal guidance either way.
Month 1–3
Design & planning
Choose your build path and finalise your villa design.
Month 3–18
Building time
Construction takes 12–18 months.
From Month 18
Enjoy your villa
Move in, holiday, or place it into our rental program.
The rental numbers
Your villa is let by House of Reservations.
Not by us. Letting a villa well is a specialist business, so we handed it to specialists — a Bali villa management company with a portfolio of more than 200 properties, a reservations desk that runs twenty hours a day, and an audience most developers would have to buy.
200+Villas under management
202KInstagram followers
1.2MPinterest views / month
65KSite visitors / month
20hrsReservations desk, daily
Revenue & pricing
Yield-management specialists set your nightly rate against live competitor and seasonality data, rather than leaving it fixed and hoping.
Everywhere guests look
Airbnb, Booking.com and Expedia listings actively managed for ranking and conversion — plus direct bookings through their own site, which carry no platform commission at all.
Content that sells the villa
Professional photography, drone footage, reels and villa tours. An empty listing with phone photos earns a fraction of what a properly shot one does.
You can see everything
An owner portal with live booking and financial performance, monthly statements, and split payouts so booking income reaches you directly rather than sitting in someone else's account.
What that actually pays you.
Our model, built on House of Reservations' own operating assumptions. Every deduction is shown — platform commission, both taxes, the community contribution, running costs and the management share — so you can see what reaches you rather than what the villa turns over.
Villa
Land + villa
Nightly rate
Net income, a year
Net return
— Figures are modelling, not a forecast, and rental income is never guaranteed. Returns are shown before the 20% withholding tax that applies if a non-resident shareholder draws profit out as a dividend, and before PT PMA compliance costs. Tax treatment is general reference only — confirm it with a licensed Indonesian tax advisor before you rely on any of it. Ask us for the full workbook and you get every formula, not just the answer.
The documents
Read it before you talk to us.
The brochure downloads the moment you click — no form, no email address. Every plot price and size, the four villa designs and how buying works. We would rather you read it than trade your details for it.
House of Reservations has modelled returns for each villa type. We will send you the full report, including the assumptions behind it.
Frequently asked
Buying property in Lombok.
What exactly do I own?
Two different answers, depending on who you are. An Indonesian buyer takes Hak Milik — true freehold, held outright in their own name. An international buyer holds HGB, the right to build, inside their own PT PMA company, for the remainder of an 80-year term — currently 79 years — mortgageable, transferable and inheritable through the company you own. Hak Milik is reserved by law to Indonesian citizens, so any developer offering foreigners freehold is either being loose with the word or with the law. Every purchase is structured by our notary, and the contracts are on the table before you pay anything.
I am offered 35-year leaseholds elsewhere in Kuta. What is different here?
Quite a lot, and this is the comparison we would rather you made. Several of the villas you will be shown around Kuta are sold to foreigners on 35-year leases — you are renting time. Here you hold HGB inside a company you own, up to eighty years across the three stages, and you can mortgage it, sell it or leave it to your children. You also get two to three times the land of most comparable villas. Compare on four things and the picture is clear: total price, land area, indoor area, and years of tenure.
What happens when the HGB expires?
Extension is applied for before expiry, not after, and it is granted where the land is built on and used as approved — which is precisely why the villa and the PBG building permit matter. The three stages are 30 years, a 20-year extension and a 30-year renewal. We will give you the conditions in writing, and your own notary is welcome to verify them independently before you commit.
Is the zoning safe? I saw what happened in Bali.
A fair question, and the honest answer is documentation rather than reassurance. We hold the KKKPR and the Informasi Pemanfaatan Ruang confirming 50% KDB for this land. We do not publish those files openly, but we release them in full at reservation, and your own notary is welcome to verify them at the planning office before that. The demolitions in Bali happened to structures built without permits; the defence against that is a permit, and having it checked by someone who works for you, not for us.
Who am I actually buying from?
PT Green Hills Development, an Indonesian company, based in Desa Prabu, Kuta. Registration and directors: [TODO: NIB and directors]. Our notary, architect, contractor and project manager are named people with verifiable work, and we would rather introduce you to them than ask you to trust an anonymous website. Come and sit in the office if you are on the island.
What if you do not finish the build?
The structural protection is that you are not paying for a promise in one lump, and that the remedies are written down. Your title transfers into your name or your company early in the process rather than at the end, so the land is yours while the house goes up, and payments follow verified milestones rather than the calendar. The construction agreement sets twelve months plus a sixty-day grace period; beyond that a delay penalty of 0.05% per day accrues, capped at 5% of the contract value, and if completion runs 180 days past the agreed date and grace you may terminate. Defect liability runs six months generally and twelve months on the roof, the waterproofing and the structure. And because the ground is surveyed before anything starts, the geotechnical clause lets the price be adjusted or the contract walked away from before construction begins, rather than renegotiated halfway up the hill.
When do I pay, and how much?
Staged, and never one lump up front. You sign the Letter of Intent and pay a deposit of 10% of the plot price within seven days, which opens your fourteen-day due diligence window. The balance of the plot price falls due at the PPJB, within sixty days of the LOI. BPHTB, the notary and PPAT and the transfer fees are paid at the AJB before the PPAT. The villa is then paid against verified construction milestones: 30% on signing the construction agreement, 25% at foundation and structure, 20% at roof, 15% at close-up and the last 10% at handover. There is no local mortgage available to foreign buyers in Indonesia, so this staging across the build period is effectively how the purchase is financed. Final terms are the ones in your signed PPJB and construction agreement.
What do I pay every year after handover?
Three things, and none of them are hidden inside the purchase price. There is a Community Maintenance Fund set out in the Konekt Community Agreement, charged proportionally to your plot size and starting at handover — it pays for the road, the drainage, the lighting, security and the shared landscaping. [TODO: publish the monthly figure per are.] If you hold through a PT PMA there is annual company compliance and reporting. And there are your own utilities, insurance and, if you let the villa, the operator's share, which is shown inside the rental model. We would rather you saw the running costs separately from the purchase than discovered them afterwards.
Why buy now, before anything is built?
Because the price reflects the risk you are taking. Early buyers are buying before the access road, the retaining walls and the community area exist, and the land is genuinely worth more once they do. If you would rather wait and pay more for certainty, that is a completely rational choice and we will not pretend otherwise. Three of the fifteen plots are already reserved, so you would not be the first.
How do I know the cafe and padel court actually get built?
Because a promise with no date is worth nothing, we attach both a trigger and a remedy. [TODO: confirm the trigger and completion window.] If we miss the published date, community fees are waived until they open — and that sits in the community agreement you sign, not in a brochure. Until then, judge us on the infrastructure you can actually see on site.
What if construction costs rise after I sign?
The price is fixed on signature for the design you have specified. The only things that change it are changes you ask for, and those are priced and agreed in writing before any work happens. Site preparation and retaining walls are already inside the build price, which is where most Lombok build budgets actually overrun.
Why is your land more expensive than other land in Prabu?
Because it is not the same product. Raw land two kilometres away comes with no road, no drainage, no retaining walls, no power or water to the boundary, no zoning verification, no covenants and nobody to build for you. Ours comes with all of that plus design covenants enforceable against every other plot — which is what stops a neighbour putting a six-room guesthouse in front of your view. If you do not need any of that, raw land is genuinely the better buy, and you should take it.
Why not just buy a finished villa in Kuta instead?
If you want it now, buy the finished villa. We mean that. Ours makes sense if you want a new build to your own specification, a warranty, no inherited permit problems, two to three times the land, longer tenure than a 35-year lease, and neighbours under a common agreement. Compare us properly on price, land area, indoor area and years of tenure — we are comfortable with how that table reads.
Why Lombok and not Bali?
Bali is in a permitting and supply squeeze: unlicensed structures have been demolished, licences audited, and regulation is tightening around nominee arrangements and land conversion. That is a real argument for a properly permitted project on the next island, with an international airport and the Mandalika economic zone next door. It is also a warning, because the same national law applies here — which is why we lead with the zoning file rather than the sunset.
Who actually rents these?
Your home is let through House of Reservations, who manage properties in this market already. They model net yields of 9–15% on our villa designs — furnished, rental-ready and let to one standard from handover, which is why management runs through them for the first two years. That is their modelling rather than ours, and it applies to our designs. [TODO: publish the dated comparable listings and a sample monthly owner statement.] Ask us for the full report and you will get the assumptions behind it, so you can judge the numbers yourself.
Can I sell it later, and to whom?
Yes. Resale is either a transfer of the title or a transfer of the shares in your company, which is often the cleaner route for an international buyer. Villas in this part of Kuta transact in the USD 260,000 to 380,000 range, so there is a real market — though we would rather be honest that property here is not a liquid asset and a sale can take months, not days.
What does the PT PMA really cost me?
More than most sellers admit, which is why we would rather put it on the page. There is a setup cost, an annual compliance and reporting cost, and paid-up capital that sits inside your own company. The important detail is that if you build, that capital goes into your own construction rather than sitting idle — which is why land-only is usually the worse deal for a foreign buyer who does not intend to build. [TODO: confirm current setup and annual compliance figures with Maya before publishing.]
Do I have to use your rental management, and can I use the villa myself?
For the first two years after handover your home is let through our operator. We are telling you this now rather than at contract stage, because it is a real commitment and finding it late would rightly annoy you. The reason is that a community where every home lets to the same standard protects the rental reputation, and the resale value, of all fifteen. You can block your own dates whenever you like — we ask for three months notice so your own revenue is not damaged — and from year three the choice is entirely yours.
Is the furniture included?
Yes. Every Konekt home is delivered furnished and rental-ready, and the furniture pack is already inside the build price. We mention it because we used to leave it out, which quietly made us look tens of thousands more expensive than we are.
Can I buy it in an Indonesian friend's name?
No, and we will not help you do it. Nominee arrangements are void under Indonesian law, which means that if the relationship goes wrong the money is not recoverable and you have no standing. Anyone willing to set that up for you is telling you something about how they will behave later.
What about the Mandalika land disputes?
Also a fair question, and the answer is the chain of title. We will show you how this land was acquired and from whom, and we will pay for your own notary to run an independent search at the land office. We would rather you checked than took our word for it.
Reasons to move, all of them real
No countdowns. No invented deadlines.
Every reason below is something you can check for yourself. If we ever put a ticking clock on this page, stop trusting the rest of it.
Four are already reserved
Plots 08, 10, 14 and 15 are reserved, marked on the map the day they went. Eleven remain. That is the only social proof we have and we would rather show it than hide it behind an empty cell.
Only three plots take the 3-bedroom
Plots 04, 05 and 07 — and that is a planning limit under the 50% KDB and setback rules, not a sales tactic. If you want three bedrooms, that is the entire inventory. The configurator will not let you choose a combination that cannot be permitted.
Prices rise with the infrastructure
The land is genuinely worth more once the access road and retaining walls are in, so the price steps up when they are delivered. TODO: publish the escalation ladder and the milestone that triggers each step — we would rather publish it than surprise you with it.
Founding Owners — the first three plots
The first three buyers take 10% off the plot price. Not off the villa — off the land, which is the part we control. It exists because early buyers carry real risk: they commit before the community exists, on drawings and documents rather than on something they can walk through. It is conditional rather than open-ended — the discount holds when you sign the Letter of Intent and pay the deposit inside the seven-day window written into it. Your BPHTB and notary fee are then calculated on the discounted land price, so the saving carries through the fees as well.
Build slots are finite
Our contractor can only start so many villas in a quarter. TODO: slots per quarter. If your handover date matters to you, the slot matters more than the plot.
The exchange rate moves
Prices settle in Indonesian Rupiah. We publish at 1 USD = IDR 18,000, so if the rate moves materially your cost in USD moves with it — in either direction. That is arithmetic, not pressure.
Get in touch
Begin your Konekt journey.
Whether you are ready to invest, or simply want to learn more — we are here to help. Reach out and we will send you the full investment pack.
