Kuta Mandalika Land Prices by Zone (2026)

"How much is land in Kuta?" I get this message three or four times a week, and the honest answer annoys people: it depends which Kuta you mean. Across the 72 land listings we currently carry in the Kuta Mandalika area, asking prices run from 25 million rupiah per are to 1 billion. That is a fortyfold spread inside one kawasan.

So this is not a single price. It is a map. Below is what our own book actually shows, pocket by pocket, with the caveats a broker owes you.

First, which "Kuta Mandalika" is on the listing

Two things share the name and they are not the same asset.

The Mandalika Special Economic Zone is a legally defined area of about 1,035 hectares, created by Government Regulation 52 of 2014 and developed by the state company ITDC. Hotels, the circuit, the beach frontage inside the gates. That land sits with ITDC and partners on long leases and build rights. You do not walk in and buy a freehold plot there. Details of the zone are published by the National SEZ Council, including the figure most buyers find useful: 16 km to Lombok International Airport, 45 km to Mataram.

What is for sale, and what we broker, is the ring of villages around it. Kuta village itself, then east through Gerupuk and Bumbang toward Awang, west through Areguling, Mawun, Tampah and Selong Belanak, and up into the hills at Bukit Prabu and Mertak. Private land, mostly SHM, mostly in local hands for generations.

When someone advertises "land in Mandalika", they almost always mean the second thing. Worth checking.

Asking prices by pocket

Medians from our own listings, per are, in millions of rupiah. These are asking prices, not settled transactions, and only 48 of the 72 plots carry a published figure. The rest are price-on-request, which usually means the owner wants to see who is asking.

Kuta Mandalika core — 230, across 30 plots. Range 30 to 1,000. The widest spread anywhere, because "Kuta" covers both beachfront commercial strips and rice land fifteen minutes inland.
Tanjung Aan — 180, two plots, 135 and 225. Small sample, famous beach.
Torok Aik Beleq — 170, four plots, 100 to 275.
Gerupuk — 150, five plots, 100 to 250. The surf bay east of Kuta.
Bumbang — 200, two plots, 150 and 250.
Selong Belanak — 125, seven plots, and the widest range relative to its size: 25 to 350.
Mawun — 88, two plots, 75 and 100.
Areguling — 80, four plots, 40 to 110.
Mertak — 65, two plots, both at 65.
Tampah — 60, five plots, 25 to 90.
Bukit Prabu — 45, six plots, all six at exactly 45. One subdivided project, one price list. Treat it as a single data point, not six.
Awang — 25, one plot. The cheapest per-are figure in our Kuta book, and the furthest east.

Pattern? Price tracks walking distance to a surfable beach, then road quality, then view. Nothing exotic. The inland pockets at 45 to 80 are not bargains being overlooked; they are priced for what they are, which is land you drive to the beach from.

Per are is the wrong number to shop with

Here is the part that catches foreign buyers, and I have watched it happen more than once.

The median plot in our Kuta land book is 3,950 m². That is 39.5 are. The median asking total is 4.5 billion rupiah. The quartiles sit at 1,596 m² and 10,205 m². The largest single plot on our books is 8.5 hectares, asking 127.5 billion.

So a cheap per-are headline can still be an enormous cheque:

Awang at 25 million per are sounds like the entry point. The plot is 10,000 m². Total: 2.5 billion.
Areguling at 40 million per are. The plot is 80,000 m². Total: 32 billion.
Selong Belanak at 150 million per are. The plot is 8.5 hectares. Total: 127.5 billion.

And the actual cheapest ways into the area run the other way, small plots in expensive pockets:

300 m² at Selong Belanak, 375 million.
500 m² near Mawun, 500 million.
1,083 m² in Kuta itself, 975 million.

If your budget is one or two billion, do not start by sorting on per-are price. Start by sorting on plot size, then look at what the per-are figure is doing. Our Kuta Mandalika land listings show both numbers on every card for exactly this reason. For the island-wide picture, the per-are guide sets Kuta against Senggigi, Sekotong and Bali.

Certificates: good, but check anyway

Of the 85 Kuta listings on our books, 60 carry SHM. One is something else. The remaining 24 have no certificate type recorded, and that is a gap in the file rather than a red flag, usually because the owner has not handed over a copy yet.

South Lombok has a particular history worth knowing: land here changed hands informally for decades, boundaries were agreed between neighbours rather than surveyed, and inheritance split plots among many siblings. The result is not usually fraud. It is paperwork that lags reality. Sellers with eleven heirs on one certificate are common.

Which means the due diligence is not optional, even on SHM. Our walkthrough on checking a land certificate covers what to pull and from where, and the full purchase sequence is in the guide to buying land in Lombok.

The Mandalika effect, without the sales pitch

The zone was designated in 2014. The circuit opened in late 2021 and held its first MotoGP round in 2022. The airport is 16 km away, twenty-odd minutes by car. All of that is real, and it is why asking prices in Kuta have moved the way they have.

What I am not going to do is quote you a rental yield or an appreciation percentage. I do not have audited occupancy data for south Lombok, nobody publishes a reliable series for it, and the numbers floating around investor blogs are projections dressed as history. Our Lombok versus Bali comparison goes into why that gap matters if you are buying to let.

What I can tell you from the book: Kuta is a build market, not a buy-finished market. We carry 72 land listings against 13 in the villa category, and several of those thirteen are really development plots with a concept attached. If you want something finished and rentable next month, look at villas around Senggigi instead, where the stock is actually built. If you want to build, Kuta is where the land is, and you should budget eighteen months and a local site manager you trust.

Before you fly over

Fix your route first if you are a foreign buyer. Lease, Hak Pakai or PT PMA changes which plots are even worth viewing. Start with the three legal routes.
Decide your total cheque, not your per-are ceiling.
Pick two or three pockets, not "Kuta". A plot in Awang and a plot in Tanjung Aan are different investments wearing the same postcode.
Walk the access road in the wet season if you can. Dry-season access tells you very little.
Verify the certificate before you negotiate, not after.

Short answers

What is the cheapest land in Kuta Mandalika? By per-are price, Awang at 25 million and Bukit Prabu at 45. By total cheque, small plots at Selong Belanak and Mawun from around 375 to 500 million.

What does beachfront cost? The Kuta core tops out at 1 billion per are on our books. Genuine beachfront with legal frontage is rare and almost always price-on-request.

Can a foreigner buy SHM here? No, not in a personal name, anywhere in Indonesia. Lease or Hak Pakai are the routes, or HGB through a PT PMA.

Is land inside the circuit area for sale? Not as freehold. The SEZ land is held by ITDC and released on long-term commercial terms.

How negotiable are these prices? More than in Senggigi, less than in Sekotong. Owners here have watched prices rise for a decade and they know it.

Tell us your budget, your build appetite, and how far from a beach you are willing to be. We will send the three or four plots that actually fit, and say so when nothing does. The listings below are a cross-section of what we hold in the area right now.