Houses for Sale in Mataram: A Neighbourhood Price Guide

Mataram is two markets wearing one name. On one end of our list sits a three-bedroom house in a Pagutan complex at Rp 325 million. On the other, one that clears Rp 10.5 billion. Same city. More than thirty times apart.

The median is 975 million, worked out from 79 Mataram houses with a clear price on our books, as of October 2026. But the median lies, the way medians do. The middle half of the market — half the houses we hold — actually sits between 650 million and 1.8 billion. Which side you land on has little to do with how grand the house is. It comes down to the neighbourhood, and how much land you are really paying for.

The price map, quickly

Three bands. Rough, but useful:

• Under 650 million. Two- to three-bedroom houses, usually in residential complexes a little out from the centre — Pagutan, Jempong, Babakan near the campuses, Rembiga. The cheapest honest entry on our list is code 741 in Pagutan Permai: three bedrooms, 325 million.
• 650 million to 1.8 billion. Where most of Mataram actually lives. Liveable houses in more central spots or established complexes. The 975-million median sits right here — code 729 in Taman Baru, a short hop from Epicentrum Mall.
• Above 1.8 billion. Bigger houses, larger plots, or a central address with commercial value baked in. The top of our list reaches 10.5 billion.

Area by area

Mataram is small, but every corner carries its own price.

The centre — Cakranegara and Udayana. Cakra is the trading heart: shophouses, markets, the old Chinatown, traffic all day. Udayana feels different — wide roads, the governor's office nearby, the address locals treat as prestige. Both trade mid-to-high. Code 1005 in the Udayana Complex is 650 million.

The north — Rembiga, Monjok, Sayang-Sayang. Quieter, more residential. Monjok is close to the centre yet still fits a five-bedroom house at 950 million (code 679). Sayang-Sayang and Selagalas drift northeast and tend to come cheaper — the Graha Permata Kota complex in Selagalas shows up three times on our list, a sign developers are still busy there.

The south and southwest — Pagutan, Jempong, Dasan Agung. Pagutan is dense with housing complexes, close to Biomedika Hospital, and it is the cheapest way into a sound house. Jempong runs further to the edge (code 1027, 425 million). Dasan Agung sits nearer the middle, and the price climbs with it.

Near the campuses — Kekalik and Babakan. Kekalik backs onto Mataram University; Babakan is close to UNIZAR. This is student-rental country, and that changes the maths: if you are buying to let rather than to live, these are the two areas I show first. Code 740 in Kekalik is 700 million, code 1042 in Babakan 350 million.

The west — Ampenan. The old port town, with a heritage quarter and the beach close by. The pace is slower than Cakra, and the prices usually follow suit. Code 622 in Penghulu Agung, Ampenan, is 700 million.

The east — Bertais and Sandubaya. Near the Mandalika terminal and the main wholesale market, hard against the bypass. This is the city edge: code 692 gives you five bedrooms at 700 million — plenty of room for the money, but a real distance from the middle.

What actually moves the price

Land, not bedroom count. This is the one buyers misread most. Two houses, both three bedrooms, can sit hundreds of millions apart if one stands on 400 square metres and the other on 110. In Mataram you pay for the land; the building rides along.

Complex or roadside. A house inside a planned estate — one gate, tidy roads, uniform neighbours — sells calm. A house on a main road sells commercial potential. They follow two different logics, so do not compare them in a straight line.

Distance from Cakra and Udayana. Every kilometre out from that central spine takes money off the price. Not because the edges are worse, but because the centre is scarce and fought over.

Certificates: the part people skip

Of the Mataram houses we hold, only 17 are clearly marked SHM (freehold). The rest leave the status blank on our data. That is not an automatic red flag — plenty of city sellers simply never write it down — but it is not permission to assume, either.

With houses, the traps differ from land. The common ones: a certificate still in a parent's or a group of heirs' names, a building permit (IMB) that is missing or does not match what actually stands, and houses in older complexes where the master title has never been split per unit. Ask to see the certificate and the IMB before you talk numbers. The certificate can be checked against the Land Office (ATR/BPN), and the full order of checks is in our guide to checking a land certificate in Lombok — the steps are the same for a house.

Honest take: Mataram is not Senggigi

If what you picture is a rental villa with foreign guests arriving on their own, Mataram is the wrong map — that is Senggigi and Kuta. Mataram is an owner-occupier market: local families, civil servants, traders, buyers who need to be near schools, hospitals and offices. The rental demand is real but shaped differently — student rooms in Kekalik, family lets, shophouses in Cakra.

For a buyer who wants somewhere to live, that is the upside: prices move on everyday need, not tourist speculation, so they are easier to read and steadier to hold. A billion rupiah in Mataram buys a sound house in a living neighbourhood. The same money in Senggigi buys a slice of land.

Quick questions

What is a realistic budget for a sound Mataram house? Between 650 million and 1 billion gets you a two- or three-bedroom house in a lively spot. Below that still exists, but usually further out or in need of work.

Which areas are cheapest? Pagutan, Jempong and Babakan on the inner side; Bertais and Sandubaya on the eastern edge. All still have fair access to the centre.

I want to buy to rent — where? Kekalik and Babakan, because of the students. Room demand there holds steady through the academic year.

Do the prices include tax and fees? No. Budget around 6% on top of the house price — BPHTB 5% for the buyer, notary roughly 1%. The breakdown is in our guide to buying property in Lombok.

Can I get a mortgage (KPR)? Some sellers are open to it; others want cash and trade that for a softer price. Ask early, because it often decides the negotiation.

Every figure above we recalculated from our own list as of October 2026, and all of them are asking prices — not settled ones. There is almost always room to negotiate.

A few of the Mataram houses we currently hold are below. To compare them side by side, see all houses for sale in Mataram — or send a message, and I will help filter down to what fits your budget and your needs.