- The median leasehold term in Bali villa listings is 26 years (September 2026, 2,502 listings). Only 28% offer 29 years or more; in Ubud, 20%.
- Lease-Year Price is the villa price divided by the lease years in the contract. The Bali median is $10,100 per lease year; for two-bedroom villas in Ubud, $9,270.
- Longer leases cost more, but less than proportionally: villas with 30–34 years are about 22% dearer than those with 21–25 years, yet each year of ownership is about 8% cheaper.
A Bali villa listing shows the price in large type and the land lease term in small print. Yet the term decides what you are buying: 20 years of ownership or 35. We analysed 2,502 villas for sale to see how many lease years the market really offers and how to compare villas with different terms.
How many lease years are on sale
The median leasehold term in listings is 26 years. Distribution across Bali:
| Lease term | Share of listings | Median price | Lease-Year Price |
|---|---|---|---|
| up to 20 years | 11% | $222,700 | $12,560 |
| 21–25 years | 38% | $245,100 | $10,510 |
| 26–29 years | 28% | $266,100 | $9,620 |
| 30–34 years | 15% | $298,400 | $9,680 |
| 35 years or more | 8% | $339,300 | $6,940 |
Almost half the market is on 25 years or less. Only 28% of Bali villas offer 29 years or more; in Ubud, just 20%.
Lease-Year Price: a fair comparison
If two villas cost the same but one has a 20-year lease and the other 30, the first costs 1.5 times more per year of ownership. That is why we use the Lease-Year Price: the villa price divided by the lease years in the contract, excluding extension options (definition in the DUVI index).
The table shows the key point: longer leases cost more, but less than proportionally. Villas with 30–34 years are on average 22% dearer than those with 21–25 years, yet each year of ownership is 8% cheaper. Short leases only look cheap in the listing: under 20 years is the most expensive price per year on the market.
The median Lease-Year Price is $10,100 across Bali and $9,270 for two-bedroom villas in Ubud.
How to count an extension
Many sellers write “25 + 25 years”. The second number is an option, and its value depends on the contract. Count it only if the notarial agreement fixes the extension price (or a formula for it) and the owner's obligation to extend. More in our leasehold guide.
What the term means for resale
If you sell after 5–7 years, the next buyer gets the remaining term. A 20-year lease becomes a 13–15-year asset by then: a narrow market and a visible discount. The longer the base term, the more buyers you will have at exit.
What to check in the contract
- The lease term and its start date: from signing, not from completion of construction.
- The terms and price of any promised extension.
- Whose name the lease is in and who signs for the landowner.
- What the price includes: land, construction, pool, furniture. Otherwise the Lease-Year Price has nothing to compare against.
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
What lease term is normal for a Bali villa?
The median in listings is 26 years. 29 years or more is offered by 28% of villas across Bali and 20% in Ubud. For resale, what matters is how many years the next buyer gets: below 20 years the exit price drops noticeably.
How do I compare two villas with different lease terms?
Divide the price by the lease years in the contract, excluding extension options. That is the Lease-Year Price. A $200,000 villa on 20 years costs $10,000 per year; a $240,000 villa on 30 years costs $8,000 per year, so it is cheaper.
Should I count the extension option?
Only if the price and terms of the extension are fixed in the notarial agreement. A verbal promise or “by agreement with the owner” does not count.