Buying

Off-Plan vs Completed Villas in Bali: Which Is Cheaper per m²?

In 913 priced Bali listings, off-plan villas asked a median IDR 47 million per m² of building against IDR 30.4 million for completed ones.

Updated 6 October 2026 · 4 min read

The short answer

On 6 October 2026, off-plan villas asked a median IDR 47.0 million per square metre of building (436 listings with a size), against IDR 30.4 million for completed villas (458) — about 55% more for a house that is not built yet.
The gap holds inside the same area: in Uluwatu IDR 46.5 million against IDR 29.7 million per m² for leasehold, in Canggu IDR 54.1 million against IDR 32.7 million. Sanur was the one area where off-plan asked less.
At the same size the gap is in the headline price too: a 2-bedroom off-plan leasehold asked a median IDR 4.40 billion for 111 m², a completed one IDR 3.54 billion for 122 m².
The off-plan discount developers advertise is measured against their own future price list. Against completed villas on the market today, the listings show a premium, not a discount.

How big the off-plan share is

Off-plan is not a niche. Of 913 priced homes for sale, 441 were off-plan and 472 completed. Off-plan is concentrated where new projects are being launched — Uluwatu (160), Tabanan (69), Canggu (61), Ubud (56), Seseh (29) and Nusa Dua (24) — while Seminyak had no off-plan listings at all.

That matters for anyone reading an area median: in Tabanan and Nusa Dua most of the listings are off-plan, so the area’s headline price describes projects, not houses you could move into.

Price per m², area by area

Price per square metre of building is the fairest single comparison, because off-plan units tend to be smaller. Each figure is a leasehold median; the count is beside it.

Area	Off-plan, per m²	Listings	Completed, per m²	Listings
Uluwatu	IDR 46.5m	140	IDR 29.7m	80
Canggu	IDR 54.1m	52	IDR 32.7m	101
Ubud	IDR 40.2m	55	IDR 30.4m	30
Tabanan	IDR 61.0m	45	IDR 36.1m	19
Seseh	IDR 53.7m	29	IDR 37.8m	11
Sanur	IDR 15.6m	20	IDR 44.8m	19
Pererenan	IDR 26.1m	4	IDR 28.1m	26

Same bedrooms, different house

Compared by bedroom count, off-plan leaseholds asked more and delivered less floor area. A 1-bedroom off-plan asked IDR 2.85 billion for a median 57 m² (145 listings), a completed one IDR 2.13 billion for 55 m² (64). A 3-bedroom off-plan asked IDR 6.99 billion for 164.5 m² (46); completed, IDR 5.30 billion for 190 m² (95). Off-plan leases were slightly longer — a median of 28 years against 25 — which explains a small part of the gap, not most of it.

Leasehold	Off-plan price	Off-plan size	Completed price	Completed size
1-bedroom	IDR 2.85bn	57 m²	IDR 2.13bn	55 m²
2-bedroom	IDR 4.40bn	111 m²	IDR 3.54bn	122 m²
3-bedroom	IDR 6.99bn	164.5 m²	IDR 5.30bn	190 m²

So where is the off-plan discount?

It is real, but it is measured against something else. A developer’s early-buyer price is lower than the same developer’s price for the same unit at completion — you are paid to carry construction risk, as the off-plan safety guide puts it. What the listings show is that the completion price itself sits well above what comparable finished villas are asking from their current owners. A completed resale has a lease already running, an older finish and no showroom, and it asks less for it.

Two practical consequences. First, if the case for an off-plan unit is “it will be worth more when finished”, check it against completed villas of the same size in the same area, not against the developer’s own price list. Second, a new-build bought from a developer can carry VAT that a leasehold resale does not, so ask whether the quoted price includes it.

Common questions

Is off-plan cheaper than buying a finished villa in Bali?

Not per square metre, on the listings measured. Off-plan villas asked a median IDR 47.0 million per m² against IDR 30.4 million for completed ones on 6 October 2026. Off-plan is cheaper than the developer’s own completion price, not than the resale market.

How much of the Bali villa market is off-plan?

441 of 913 priced homes for sale on 6 October 2026 — 48%. Uluwatu, Tabanan, Canggu and Ubud carried most of it; Seminyak had none.

Why do off-plan villas cost more per square metre?

They are new, usually smaller, often have a longer lease, and are priced at the developer’s expected completion value rather than at what existing owners are asking. Smaller units also carry a higher price per m² almost everywhere.

Should I buy off-plan or completed in Bali?

Price the off-plan unit against completed villas of the same size and area first. If the premium is large, you need a specific reason — location, build quality, a longer lease — to pay it on top of construction risk.

Medians over the priced sale listings of Baliestate’s partner agencies as extracted on 6 October 2026: 441 off-plan and 472 completed homes; per-m² figures use listings stating a building size over 20 m². Asking prices, not transaction prices.