- 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: $2,060 versus $1,700.
- Off-plan leases are longer: 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.
Prices: 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: 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: 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: 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.