Regions · the map
Four islands, one price ladder
Between the cheapest titled hectare in Sumba and the dearest square metre in Labuan Bajo sits a factor of more than two hundred. What that buys — and what it costs you in time, access and certainty — is the whole decision.
Figures dated 7 August 2026
01 — The ladder
Published land bands, side by side
The comparison every one of these regions makes about itself, made once, in one place. Published listings as of August 2026.
- Sumba — inland block Land-banking scale on a long horizon. No frontage, and the road may not be there yet.
- from IDR 43,750 / m²
- Sumba — titled beachfront The top of the frontier band, and still a fraction of anywhere else on this list.
- to IDR 625,000 / m²
- Lombok — Kuta and Mandalika corridor Serviced land, with infrastructure already delivered rather than announced.
- from IDR 1M / m²
- Labuan Bajo — hillside with access Overlaps the Lombok band. Position relative to the bay decides which end you pay.
- from IDR 1.95M / m²
- Labuan Bajo — beside a flagship resort The dearest published land in this silo, and the shortest supply.
- to IDR 9.1M / m²
- Raja Ampat — not a land market Priced as an expedition, not a parcel. Conservation rules bind what can be built at all.
- from IDR 25M pp
Published listing figures, not valuations and not an offer. Bali's own prime corridors sit above every band here — the sector map covers those. Bali International Financial Center Desk and Juara Holding Group are independent private operators, unaffiliated with any government authority.
02 — Tiers
Three problems, and you pick which one you want
The ladder above is a price. This is what the price is actually buying, and what it costs you elsewhere.
| Dimension | Frontier Sumba | Middle Lombok, Labuan Bajo | Marine Raja Ampat |
|---|---|---|---|
| What you buy | Primary coastal positions before the infrastructure arrives | Infrastructure that exists, at values still below Bali prime | Access to sites that cannot be reached or judged by road |
| What it costs you | Time. Four to nine months to a signature, and years to a road | Some of the upside is already in the asking price | Capital and complexity before a single guest arrives |
| The binding constraint | Customary authority running parallel to the certificate | Zoning and whether a plot can carry accommodation at all | Conservation rules and community partnership, not tenure |
| How you inspect it | Two to four field days, plus village meetings | A corridor drive, or two days across hill and shore | Seven to ten days by liveaboard, five to seven of them useful |
| Suits | A land bank and genuine patience | A mid-horizon position with visible catalysts | An operator, not a passive holder |
Most portfolios end up holding across tiers rather than choosing one — an operating base where the evidence is deep, and a frontier parcel held long. What none of them should be is the same bet twice.
03 — The desks
Four regions, four different questions
Each page carries its own price band, its own constraint, and the inspection format that region actually requires.
Bali itself is covered by the sector map rather than treated as a region here — it is the base these are compared against, and it has six sector desks of its own.
Which region should a first-time buyer look at?
Usually the middle tier, because it is the only one where you can see operating evidence and still buy below Bali prime. The frontier rewards patience you may not have on a first purchase, and Raja Ampat asks you to be an operator before you have run anything.
Why is Sumba so much cheaper?
Access, infrastructure and time. A certificate is also only half the position — customary authority runs alongside the registry, and a parcel can be correctly titled yet socially disputed. That is a real risk, and it is priced in rather than hidden.
Can these be combined in one trip?
Yes, and most serious buyers do. The constraint is season rather than distance — each island has its own window, and a route that ignores that spends days looking at weather. How the regions combine is set out on the survey side.
Is any of this an offer or a valuation?
No. These are published listing figures collected as of August 2026, used for orientation. Valuation, title verification, structuring and tax all come from licensed Indonesian professionals, and this desk introduces them rather than replacing them.
Pick the constraint you can live with
Tell us the horizon, the ticket and whether you intend to operate. You will get a region recommendation with the binding constraint named up front, and the inspection format that region actually needs.