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Frequently Asked Questions


Lobster Bay Villa and Residences is the first luxury all villa for sale resort to be developed in South Lombok. Spread over 27 acres (11 hectares) of rolling hillside and 558ft (170 meters) of absolute beachfront, it will re-define laid-back elegant island living. Comprising of 76 Resort Villas and 16 Ultra-Luxury Residences, it will allow owners to re-connect with nature.

We wish to demonstrate that tourism and conservation can cohabit and produce amazing results. By providing a comprehensive range of facilities and services it will become the first true ‘destination resort’ on the island. With increasing awareness in the development potential of the island, now is Lombok’s time.

Access to Lombok by air is through Lombok International Airport, which opened in October 2011, and by sea with numerous fast boats and ferry services. A helicopter service is also available from Bali.

On the doorstep of Australia, and only a three-hour flight from the international flight hubs of Kuala Lumpur and Singapore, the island is easily accessible for tourists from all over the world from Denpasar Airport in Bali, a short 20 minute hop away.

PT Lobster Bay Developments PMA is the developer of the Resort and is fully registered under Company Registration Number TDP No. Lobster Bay Developments is owned by Dragon Luck Properties HK Ltd. Full due diligence documents are available upon request through your legal counsel.

Every Lobster Bay Villa is a luxurious retreat within this breathtaking seaside resort. Whether it is one, two and three-bedroom, every location enjoys spectacular views. This world-class resort of 76 private Resort Villas and 16 Luxury Sanctuary Residences offer the owner a turnkey solution to laid-back, luxury island living. When at the Resort, your Villa is your home; when you are away there is no need to worry, simply put, the best of both worlds.

The Villa phases have been divided into five distinct areas, each with their own charm and characteristics.

Phases 1 and 2 will initially be offered, and as these stages are completed, further stages will become available.

For Indonesian nationals, Villas will be offered on a freehold basis.

For foreign buyers, PT Lobster Bay Development PMA has a 80-year lease over the entire development of 76 Villas. The lease agreement allows for the company to sub-lease individual Villas to investors under the same terms as the lease agreement.
Should foreign ownership restrictions be relaxed in the future, we will reflect these changes to leasehold owners.

A full due diligence pack is available upon request for interested investors through their legal representatives.

We will build phase 1 to phase 5 in order over an 18 month period. All Residences will be constructed during the same period. All facilities will be completed at the same time.

Significant initial works has already been completed onsite. Main site preparation is scheduled to begin in the last quarter of 2016, with the first three show-homes and welcome centre completed by the end of the first quarter of 2017.

The opening of the Resort is scheduled for the first quarter of 2018.

The development consists of 76 Private Resort Villas and 16 Luxury Sanctuary Residences. Alongside the 4,000 SQ-Metre Main Club facility, guests will enjoy a botanic garden, organic farm, sport facilities and a branded Spa. In addition the exclusive Pantai Indah Beach Club and luxury Indonesian Phinisi Yacht, combined with private beach hideaways and nearby private reserve forest trekking will provide unforgettable experiences.

Owners will be able to choose from a selection of interior furnishing options to suit their own taste and needs. Modern building techniques allow you to truly connect with the stunning views. Out-sized bathrooms, opening to the vibrant flora & fauna, offer complete privacy, as do all other areas of your Villa.

The Villas are fully furnished and equipped to the highest standards. World-renowned interior designers, iBali Designs, will be providing all Villa fixtures and fittings.

The Villas will provide the following amenities and services:

Villa amenities:

  • Dual-line phone
  • Air-conditioning
  • Satellite TV
  • Electronic personal safe
  • Tea/coffee making facilities
  • Umbrella
  • Hair dryer
  • Digital newspaper service
  • Yoga mat
  • iPOD docking station
  • Wine cellar and complimentary mini bar
  • High-speed wireless internet
Guest Services:

  • Butler service
  • Guest experience desk
  • Multi-lingual Resort staff
  • Tour & travel assistance
  • Library & wireless internet
  • Business Centre
  • Baby sitting
  • Kid’s Club
  • Private boat excursion
  • LIFE Centre
  • Paperless check-in/check-out

PT Lobster Bay Management Services PMA will manage the property on behalf of the investors under a management agreement.

Lobster Bay Management Services is a new luxury resort operator that will manage properties in emerging locations. The extensive team established by Jean-Paul Riby, our CEO, with over 30 years’ experience in setting up luxury resorts (see THE TEAM), bring a highly qualified team of international professionals to operate this luxury resort.

It is compulsory for all units to enter the rental program. Each Villa owner will be entitled to a 30-day annual usage.

Individual Villa owners can use their Villas any time of the year, however the 30 days usage will be divided as follows:

  • Your 30 days usage allowance in low season is equivalent to 60 days
  • Your 30 days usage allowance in mid season is equivalent to 30 days
  • Your 30 days usage allowance in high season is equivalent to 15 days

It is recommended that Owners book 6 months in advance to ensure availability of their Villas. Last minute bookings are also accepted, providing the Villa is available. In the event that your Villa is not available, an alternative similar Villa will be allocated.

Should Owners wish to extend their stay beyond their 30-day usage, a 20% discount from the published rate is applicable.

Unlike many similar projects, the full responsibility for all costs are included in the terms of the Management Contract. In simple terms we will NEVER ask you for money. We provide a full turnkey solution, with complete transparency and refurbishment timetables to ensure investors do not incur additional payments to cover long-term maintenance and other expenses.

  • Villa maintenance
  • 10% reserve fund to cover 2% sinking fund and 8% FF&E Reserve
  • 24 hours property security
  • Full facilities and common areas maintenance

The rental income is paid annually at the end of the fiscal year. The rental income is subject to 8% withholding tax under Indonesian Law and deducted at source.

The Villa investor may settle his contribution in United States Dollars or in Indonesian Rupiah and accepts sole responsibility for any currency fluctuation.

PT Lobster Bay Developments PMA are offering a fixed guaranteed return for a set period of years. To find out more information, please speak to one of our representatives. The return is calculated on the purchase price of your property.

It is strongly suggested that the investor seek independent advice from their respective lawyer in relation to all legal and taxation matters.

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