- Two-bedroom off-plan villas in Bali have a median asking price of $251,000, finished ones $212,000. Per square metre off-plan is 21% dearer, at $2,060 versus $1,700.
- Off-plan leases are longer, with a median of 28 years versus 25 for finished villas. So the Lease-Year Price of off-plan is lower, $9,050 versus $10,590.
- Off-plan is a quarter of Bali supply (26%). When buying before completion, check stage-based payments and permits before the first instalment.
The common belief is that a villa is cheaper before completion. Bali listings say the opposite, off-plan costs more. But once you count the price per year of ownership, the picture flips again. Here is the breakdown across 2,502 listings.
On price, off-plan costs more
| Two-bedroom villas, Bali | Off-plan | Finished |
|---|---|---|
| Median price | $251,000 | $212,000 |
| Median floor area | 127 m² | 120 m² |
| Price per m² (all villas) | $2,060 | $1,700 |
| Median lease term (all villas) | 28 years | 25 years |
| Lease-Year Price (all villas) | $9,050 | $10,590 |
Off-plan is a quarter of Bali supply (26%). In listings these are mostly new projects with fresher design, pool and furniture included and a lease that has not started to run down.
Why off-plan is cheaper per year of ownership
Part of a finished villa's lease has already gone. A house built three years ago on a 28-year lease leaves the buyer 25. With off-plan the lease is usually signed at purchase and runs in full. So despite the higher price, a year of ownership costs about 15% less. How to calculate the Lease-Year Price is explained in our lease-term analysis.
Why this does not contradict “cheaper during construction”
Within a single project, the price before completion is usually lower than after it, as we explained in “Off-plan vs ready villa”. Listings, however, compare different properties, namely new projects with long leases against villas built several years ago. So across the market off-plan costs more per square metre, while for a given project buying during construction remains the cheaper way in.
In Ubud the gap is wider
In Ubud, two-bedroom off-plan villas are listed at a median of $289,000 (15 listings) versus $223,500 for finished ones (47 listings). The off-plan sample is small, but the direction matches the island, where new projects sell at a premium.
What you pay for with risk
A finished villa rents from day one. Off-plan gives a long lease and a lower price per year, but you wait for completion and carry schedule risk. That risk can be cut sharply:
- stage-based payments, each due only after a signed act,
- KKPR and PBG before the first instalment, not “in progress”
- the handover date and penalty written into the contract.
Source: DOMA Research summary of 2,502 villa listings in the Bali Home Immo catalogue, collected 29 September 2026. Asking prices, not transactions. IDR converted at 17,960 per USD. The data is open in the DUVI index.
FAQ
Why are off-plan villas in Bali dearer than finished ones?
Off-plan listings are mostly new projects with fresher design and longer leases. They cost 21% more per square metre, but their leases are on average 3 years longer.
Which is better value, off-plan or finished?
Compare the Lease-Year Price and the risks. A finished villa earns from day one. Off-plan is usually cheaper per year of ownership, but you wait for completion and carry schedule risk. Stage-based payments against signed acts and a full document pack before the first payment reduce that risk.
How do I reduce off-plan risk?
Pay by stage after a signed act, require the KKPR and PBG before the first instalment, and fix the handover date and penalty in the contract.