10 Essential Questions to Ask Before Buying Land in Sumba

So, you’ve seen the cliffs. You’ve felt the call of the ocean. Maybe you’ve even pictured your barefoot retreat on a quiet slice of Sumba paradise. But before you sign anything, or send any money. There’s one thing you need:

Clarity.

Buying land in Indonesia is not like buying back home. It’s part adventure, part legal maze, and part gut instinct. But done right, it can be the best investment of your life, not just financially, but emotionally.

These 10 questions are your compass. Ask them, get answers, and you’ll buy with confidence instead of regret.

1. Can I legally buy land in Sumba as a foreigner?

Let’s start here, because it matters.

In Indonesia, foreigners can’t own freehold land directly in their own name. But there are legal ways to control and protect land, including:

• Setting up a PMA company (a foreign-owned entity)

• Long-term leasehold agreements (up to 80 years total)

• Joint ventures with local partners (requires strong trust and legal backup)

At Sumba Sunset Cliff, we guide buyers through safe, legal pathways, tailored to your goals. Always work with trusted notaries and legal advisors.

2. Is the land certificate clean and clear?

Not all land in Sumba is created equal.

You want land with:

• A Hak Milik (freehold) or Hak Guna Bangunan (HGB) certificate

• No overlapping claims or unresolved inheritance issues

• Clearly defined boundaries and survey documentation

Bonus points if it’s already been split into plots and zoned for tourism or residential use like the land at Sumba Sunset Cliff.

3. Is the land in a forest zone or conservation area?

This is the one most foreign buyers overlook and it can cost you.

If the land sits in a protected forest zone or area under conservation, you may not be allowed to build at all, or only under tight restrictions.

Check the RTRW zoning maps or ask the Public Works (PUPR) office in Tambolaka. At Sumba Sunset Cliff, all plots are non-forest and buildable. We’ve done the checking so you don’t have to.

4. How do I know the seller is legit?

Scams happen. So do misunderstandings.

Make sure:

• The seller’s name matches the certificate

• All family heirs (if applicable) have signed off

• There are no hidden debts, disputes, or liens

We always advise buyers to verify documents through a licensed notary and never hand over money before you’ve done due diligence.

5. Is there access to the land? (And is it legal?)

That dream plot on a hill doesn’t mean much if you can’t reach it.

Check:

• Is there a public or legal right of way to the land?

• Is the road drivable year-round?

• Who maintains the road and will you be sharing it?

Sumba Sunset Cliff offers plots with registered access roads, maintained as part of the community infrastructure.

6. What are the building restrictions and aesthetic rules?

This is a big one, especially if you care about what gets built next to you.

Southwest Sumba encourages low-impact, eco-conscious development, and at Sumba Sunset Cliff, we’ve created a design covenant to:

• Preserve views

• Avoid “concrete box” eyesores

• Protect the natural aesthetic of the cliff

Ask if your land comes with building guidelines or if you’ll be at the mercy of your neighbours imagination.

👉 Read more: How to Build on Sumba Sunset Cliff →

7. What will it cost to build—and is it even possible here?

You’re not just buying land. You’re building a vision.

So ask:

• Are materials available locally (or must they be shipped)?

• Are there skilled builders nearby?

• What are the costs per square meter for eco construction?

In Sumba, many materials are sourced from Java or Bali, and bulk shipping via container can save big. We estimate $30,000–150,000 USD for a high-quality eco bungalow, depending on size and finish.

8. What’s the long-term vision for the area?

You’re not just buying the view today, you’re betting on the future.

So ask:

• Are there other developments nearby?

• Is there tourism potential or community growth?

• Will infrastructure (power, roads, water) improve?

Sumba is on the rise with more direct flights, port upgrades, and a growing reputation as Indonesia’s next eco-tourism hub. Buying now puts you ahead of the curve.

9. Am I buying into a community or going solo?

Some people want total isolation. Others want shared energy, connection, support.

Ask:

• Is this part of a larger project or development?

• Will there be shared spaces, road maintenance, or group rules?

• Can I rent my land or build a retreat?

At Sumba Sunset Cliff, buyers join a community of like-minded individuals building consciously, with shared values and long-term support.

10. What’s my exit plan or ROI?

Even if you’re building your forever home, think smart.

Ask:

• Can I legally rent or lease the land or home?

• How will values change over 5–10 years?

• What happens if I want to sell?

With land this rare and limited, scarcity is on your side. Controlled development and community oversight mean your plot becomes more valuable not diluted over time.

Final Thought: Buy Land with Your Eyes Open

Buying land in Sumba isn’t like buying in a Bali resort zone.

It’s raw. It’s real. It requires more research but offers more reward.

Ask the right questions now, and you’ll save money, stress, and missed opportunity later.

And if you want help finding land that’s already been vetted, cleared, and supported with long-term guidance. You know where to find us.

👉 Explore Plots at Sumba Sunset Cliff

👇 Explore More on the Blog

• How to Build on Sumba Sunset Cliff (Building Guide)

• Could West Sumba’s Sunset Cliff Be Your Next Oceanfront Investment?

• Discover Our Land at Sumba Sunset Cliff