For agencies

Selling Off-Plan Villas in Bali: What Buyers Check and What a Developer Should Publish

Off-plan was 48% of priced Bali homes for sale in Baliestate’s partner listings on 6 October 2026, at a median 55% more per m² than completed villas — what buyers check before paying that, and what each listing should state.

Published 13 October 2026 · Updated 13 October 2026 · 5 min read

The short answer

Off-plan is half the Bali villa market on the listings measured: 441 of 913 priced homes for sale in Baliestate’s partner listings on 6 October 2026, concentrated in Uluwatu, Tabanan, Canggu and Ubud.
It also asks more: a median IDR 47.0 million per m² of building against IDR 30.4 million for completed villas, about 55% more. An off-plan listing competes with finished villas a buyer can move into, so it has to explain that premium.
Informed buyers check the conditions Indonesian law sets before a binding pre-sale agreement (PPJB) under PP 12/2021: clear land title, an issued building permit (PBG), infrastructure in place and at least 20% construction progress, with no more than 80% of the price collected before them.
Listings that state tenure and lease years, size, payment milestones, permit status and whether VAT is included are the ones a buyer can compare — and the ones that survive the comparison.

How much of the Bali market is off-plan?

On 6 October 2026, 441 of the 913 priced homes for sale in Baliestate’s partner listings were off-plan. They were concentrated where projects are launching: Uluwatu (160), Tabanan (69), Canggu (61), Ubud (56), Seseh (29) and Nusa Dua (24). Seminyak had none. In Tabanan and Nusa Dua most homes for sale were off-plan, so the area median there describes projects, not houses. Sanur was the one area where off-plan asked less per m² 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

Why does an off-plan villa need to justify its price?

Because buyers can now see the gap. A 2-bedroom off-plan leasehold asked a median IDR 4.40 billion for 111 m² in the same snapshot; a completed one IDR 3.54 billion for 122 m². The off-plan discount developers advertise is real against their own completion price, but a buyer comparing listings compares it with finished villas for sale today.

A premium can be justified — a longer lease (off-plan leases had a median of 28 years against 25), a new build, a better location or specification — but it has to be stated, because a buyer who finds the gap on their own reads it as overpricing.

What do buyers check before they pay?

These are the questions the buyer guides on this site tell buyers to ask. A listing that answers them up front saves the developer the same conversation with every enquirer.

What a buyer asks	The rule or risk behind it	What to publish
Can we sign a PPJB yet?	PP 12/2021: title, PBG, infrastructure, 20% progress first	Which conditions are met, with dates
Whose name is the land in?	Units sold on land still under negotiation	Title type and holder
Is the PBG issued or applied for?	Building without approval	PBG status and number
What happens to my payments?	Projects that stall with money spent	Milestone schedule; escrow if any
Can it be let short-term?	Villas need an NIB with KBLI 55193, a PBG and an SLF; foreign owners a PT PMA	Which licence the villa is designed to obtain
Is the land zoned for it?	Green-belt and farmland rules	Zoning of the plot

What should every off-plan listing state?

Each of these is something a buyer will otherwise ask by message, one at a time. Stating them on the listing answers the careful buyers before they leave.

Price per unit, its currency, and whether VAT is included.
Building size and land size in m², and bedrooms.
Tenure and lease length, and when the lease clock starts: at signing or at handover.
Lease extension terms, with the price or the formula.
Payment schedule tied to construction stages, not to dates.
Expected handover date and what the buyer receives if it slips.
The developer’s company name and its completed projects, with addresses a buyer can visit.
Any rental projection with its assumptions: nightly rate, occupancy, management fee and costs, gross and net. A projection without them is an advert.

How does Baliestate list off-plan projects?

Off-plan homes have their own pages on Baliestate, across Bali and by area, apart from completed homes for sale, with each area’s median asking price for context. A developer lists free: Baliestate reads the developer’s website every day, so new units, price changes and units taken off the market appear without a feed, and units of the same plan show as one card with their range.

On the Gold plan ($500 a month), buyer requests from Facebook, Telegram and WhatsApp groups and from Baliestate’s assistant are matched to the developer’s units, with the contact; on Free the developer sees the briefs. Partner sign-in is by invitation, so developers start on WhatsApp from the developers page. Baliestate does not guarantee buyers, viewings or sales.

Common questions

How do I sell off-plan villas in Bali?

List each unit with its price, size, tenure, lease length, payment milestones and permit status, on your own site and on portals buyers use, and answer the PPJB, title and PBG questions before a buyer has to ask.

How much more do off-plan villas cost than completed ones in Bali?

In Baliestate’s partner listings on 6 October 2026, off-plan villas asked a median IDR 47.0 million per m² of building against IDR 30.4 million for completed villas, about 55% more.

When can a developer sign a PPJB in Indonesia?

Under PP 12/2021, once the land title is clear, the building permit (PBG) is issued, infrastructure is in place and construction has reached at least 20%; before that a developer may not collect more than 80% of the price.

Can developers list off-plan projects on Baliestate for free?

Yes. The Free plan lists every unit at no cost, read daily from the developer’s website. Gold ($500 a month) adds matched buyer contacts; Free and Gold take a commission on deals closed through Baliestate, agreed with each developer.

Medians over the priced sale listings of Baliestate’s partner agencies as extracted on 6 October 2026 (441 off-plan, 472 completed), the figures the off-plan price guide publishes; per-m² figures use listings stating a building size over 20 m². Asking prices, not transactions; this article does not update itself. PPJB conditions as stated in PP 12/2021; general information, not legal advice.