Terms and Conditions

This website is operated by PT. Ira Property Mandiri, a licensed property brokerage based in Batu Layar, West Lombok, working in this market since 2000.

We are a broker. We represent owners who want to sell or lease, and we introduce them to buyers and tenants. We do not own the properties listed here, we are not the developer of any of them, and we are not a party to the contract you eventually sign. That contract is between you and the owner, executed before a notaris or PPAT.

This matters because it sets the limits of what we can promise. We can show you the documents an owner gives us and tell you what we know. We cannot warrant an owner's title on their behalf, and we do not hold your money at any point.

Listing details come from the owner and from the documents they provide, checked by us against the certificate where we can. We publish what we have been able to establish. We do not publish a figure we cannot trace to a document.

Because of that, please treat everything on a listing page as accurate at the time it was entered, not as a guarantee at the moment you read it:

• A property can be sold, leased or withdrawn before a listing is taken down.
• Prices are stated in Indonesian Rupiah. Any figure shown in another currency is indicative only and follows an exchange rate that moves daily.
• Land and building areas follow the certificate. A physical survey can differ from it, and where they differ the certificate and an official BPN survey govern, not our page.
• Photographs show the property at the time they were taken. Furniture, plants and neighbouring construction change.
• Some listings are still incomplete while we wait for documents from the owner. Where a figure is missing we leave it blank rather than estimate it.

A listing on this website is an invitation to discuss, not a binding offer. Nothing on this site creates a contract until a written agreement is signed by you and the owner.

We introduce you to the property and the owner, accompany viewings, and help gather the documents. Before any commitment you should verify the certificate at the local BPN office and confirm the zoning of the land with the district government — and we will help you do exactly that, including going with you.

The agreement itself is signed before a notaris or PPAT, and payment moves between you and the seller through the mechanism that notaris sets out. Money never passes through this website.

There is no payment function on this site and we will never ask you to transfer funds to an account given over chat without a signed agreement and a notaris involved. If you ever receive such a request in our name, stop and call the office number on this page.

Our brokerage commission is 3–5% and it is paid by the seller. As a buyer you do not pay us a brokerage fee.

Other services — setting up a PMA company, permits and zoning work, due diligence beyond the standard checks, design and construction — are quoted separately and agreed in writing before we start. Assistance with PMA setup is provided free of charge for purchases above USD 450,000.

Indonesian law reserves Hak Milik (freehold) for Indonesian citizens. Foreign nationals and foreign-owned companies normally hold property through other rights — Hak Pakai for an individual with the right permit, or Hak Guna Bangunan held by a PT PMA, or a leasehold agreement.

Which route fits you depends on your status, the land, and regulations that have changed several times in recent years. We work with foreign buyers regularly and we will walk you through it, but what we tell you is practical guidance, not legal advice. Before you commit, have the structure confirmed by your notaris and, where the amounts justify it, your own lawyer and tax adviser.

Be especially careful with nominee arrangements, where property is held in an Indonesian citizen's name on your behalf. They are widely offered in Bali and Lombok and they are not secure. We do not arrange them.

Beyond listings, we publish guides and articles about buying land and property in Lombok. These are the standards we hold ourselves to.

Sources, in order of preference: the certificate and the owner's own documents; the National Land Agency (BPN/ATR); the district or provincial government for zoning and permits; the notaris or PPAT handling the deed; and Bank Indonesia for exchange rates. For anything about tax, the Directorate General of Taxes.

Other property blogs are not a source. If several sites say the same thing about foreign ownership and none of them points to a regulation, we treat it as a rumour with good distribution. Rules on foreign ownership in particular have changed repeatedly, and the internet is full of advice that was correct in 2015 and is wrong now.

We use AI to gather material and produce a first draft. It is fast at reading regulations and slow to admit when it is guessing, so nothing it writes is published unchecked: anything that moves — a rate, a permit requirement, a legal reference — is traced back to the source above before it goes out. Where we cannot confirm something, we leave it out instead of hedging it.

Each article carries the date it was published. Where a rule changes we revise the article and the date changes with it. Treat an older article as information of that age, and confirm anything time-sensitive with us or with the office concerned before you act on it.

If you find a mistake, tell us. We would rather correct the page than defend it.

You are welcome to browse, save listings, and share links with anyone. Saved listings are stored in your own browser, not in an account on our servers.

You may not copy our listing text or photographs for republication, scrape the site in bulk, or remove the watermark from our images. The photographs are the property of the owners or of us, and are licensed for use here.

Links to WhatsApp, maps and other outside services are there for convenience. Once you follow one, that company's own terms and privacy practices apply, not ours.

We put real effort into the accuracy of this site and we correct what we find wrong. Even so, this website is provided as it is: we cannot guarantee that every figure is complete or current at the moment you read it, and we are not liable for a decision taken without the independent checks described above.

Nothing on this website is legal, tax or investment advice.

We may update these terms as the business or the regulations change. The date at the top of this page tells you when it was last revised; continuing to use the site after that means you accept the revised version.

These terms are governed by Indonesian law, and any dispute that cannot be settled between us falls to the competent court in West Lombok, Nusa Tenggara Barat.