For agencies
Pricing Off-Plan Units in Bali: Launch Price, Stage Increases and the Completed-Villa Ceiling
How a Bali developer can set an off-plan launch price that survives a buyer’s comparison: start from completed villas per m² in the same area, price the lease and the risk, and raise prices at milestones buyers can see.
Published 25 October 2026 · Updated 25 October 2026 · 5 min read
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Start from the comparison buyers make
An overseas buyer looking at your project will open the completed villas for sale nearby. The table shows the leasehold medians per m² of building that day, by area. The off-plan premium differs widely between areas, and in Sanur off-plan asked less than completed villas.
| Area (leasehold) | 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 |
Price what the project adds
A premium over completed villas is defensible when it is specific. The lease is the easiest to show: off-plan leases had a median 28 years against 25 for completed villas on 6 October 2026, and a lease that starts at handover keeps all of them. Beyond that: a newer build with an SLF at handover, a location completed stock cannot match, a specification buyers can see in a finished project of yours.
Write the case down for each unit type. If the case is a projected rental return, publish its assumptions: nightly rate, occupancy, management and platform costs, gross and net. AirDNA measured 57% occupancy at an average USD 130 a booked night across Bali’s short-term rentals in the 12 months to September 2026; a projection far above that needs a reason.
Size the units to the market
Smaller units carry a higher price per m² almost everywhere, and off-plan units are smaller. A 2-bedroom off-plan leasehold asked a median IDR 4.40 billion for 111 m² on 6 October 2026, a completed one IDR 3.54 billion for 122 m². Buyers notice both the headline price and the floor area; a unit plan that gives less space for more money has to explain why.
Stage increases buyers can verify
Price steps work when each one follows a fact: the PBG issued, the structure complete, the roof on, the show villa finished. Steps on dates alone ask early buyers to trust a timeline; steps on milestones show progress and give the next buyer a reason to pay more.
Keep the schedule honest with the law. Under PP 12/2021 a binding PPJB needs clear title, an issued PBG, infrastructure in place and 20% construction, and no more than 80% of the price may be collected before then. A launch discount that asks for most of the price before those conditions loses the buyers who have read the rules.
What every price should state
A buyer comparing projects puts the same fields side by side. A price missing one of them is the one that cannot be compared.
- Price per unit in rupiah, with any currency conversion marked as a conversion.
- Whether VAT is included: a new villa from a VAT-registered developer carries VAT, effectively 11% under PMK 131/2024.
- Building and land size in m², and bedrooms.
- Tenure, lease years at handover and the extension terms.
- The payment schedule by construction stage.
- What changes at the next price step, and when.
Checking the price as the market moves
Completed stock changes weekly, and so does the comparison your buyers make. On Baliestate each unit a developer lists is shown against similar listings in its area and bedroom band, read daily from the developer’s website, from USD 100 a month. Gold (USD 500 a month plus commission) adds market search and pricing analysis across partner listings, an AI assistant for pricing, and buyer briefs from the groups with unlimited contacts. Baliestate does not promise buyers, enquiries or sales.
Common questions
How should a developer price off-plan villas in Bali?
Start from the median asking price per m² of completed villas in the same area and bedroom count, add a premium you can name (lease, build, location), and raise prices at verifiable construction milestones.
How much more do off-plan villas ask than completed ones in Bali?
In Baliestate’s partner listings on 6 October 2026, a median IDR 47.0 million per m² of building against IDR 30.4 million, about 55% more; in Sanur off-plan asked less.
Should off-plan prices include VAT?
State it either way. A new villa from a VAT-registered developer carries VAT, effectively 11% under PMK 131/2024, and buyers comparing with resale villas need to know whether it is in the price.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Per-m², size and lease figures are medians over the priced sale listings of Baliestate’s partner agencies on 6 October 2026 (441 off-plan, 472 completed), as the off-plan price guide publishes them; per-m² figures use listings stating a building size over 20 m². AirDNA as the yield guide read it on 20 October 2026. Asking prices, not transactions. Plans as on the partners page on 25 October 2026.
Sources and further reading
Related guides
- Selling Off-Plan Villas in Bali: What Buyers Check and What a Developer Should Publish
- How to Market an Off-Plan Villa Project in Bali to Foreign Buyers
- Off-Plan vs Completed Villas in Bali: Which Is Cheaper per m²?
- How to Price a Villa Listing in Bali: A Comparables Method for Agents
- Off-Plan Payment Schedules in Bali: Reservation, Stage Payments and What to Hold Back
- Bali Market Data for Developers: Supply, Prices and Rental Demand by Area