Cost to Build a Villa in Bali (2026)

Construction cost per m²

Bali prices construction in rupiah per m², so that is how we quote it (converted at the live rate, July 2026: $1 = 17,961 IDR).

• Standard specification (good quality, local materials): 16 to 20 million IDR per m², about $900 to $1,100
• Premium specification (complex architecture, imported materials): 20 to 30 million IDR per m², about $1,100 to $1,650

For the step-by-step process behind these numbers, from company setup to handover, see our complete guide to building a villa in Bali as a foreigner.

Land cost

Leasehold land is priced per ARE (1 ARE = 100 sqm) per year. On a 25-year lease with the typical 3 to 4 ARE (300 to 400 sqm) a villa needs:

• Uluwatu (premium areas): 25M IDR per ARE per year, so $105,000 to $140,000 for the full 25-year lease
• Ubud: 8M IDR per ARE per year, so $33,000 to $45,000
• North Canggu (Seseh/Kedungu): 15 to 20M IDR per ARE per year, so $63,000 to $110,000

See how location impacts your total budget for a comprehensive comparison, and why leasehold entry prices are what make these numbers possible. Before any land money moves, run the 12 due-diligence checks.

Legal structure, architecture and permits

PT PMA creation: 35M IDR, about $1,950. Investor KITAS: 35M IDR, about $1,950. Architecture fees: 5 to 8% of the construction value. Certifications and licences (including the SLF, applied for during construction): 2 to 3% of the construction cost. All in, expect IDR 210 to 590 million (≈ $12,000 to $33,000) for a standard 3-bedroom villa. Genesis Bali has its own legal team, so the PT PMA, the KITAS and the certifications are all handled in-house, entirely at a distance. Why the company matters is covered in PT PMA vs nominee.

Furnishing

Custom furnishings range from IDR 355 million (≈ $20,000) for a functional level up to IDR 1.16 billion+ (≈ $65,000) for full luxury. The difference in rental performance between a properly furnished villa and a basic one is significant: guests book photos, and photos are made by furniture, styling and light. Catalogue pieces rarely survive Bali's humidity; custom teak and hardwood, built for the climate, keep their finish and their look for years. Browse our gallery to see what that standard looks like in delivered villas.

What a serious quote must include

The cheapest per-m² number is almost never the cheapest villa. A complete Bill of Quantities covers structure, finishes, MEP (mechanical, electrical, plumbing), the pool, landscaping, certifications and site management, with quantities and unit prices you can audit line by line. If a quote excludes the pool or the certifications, it is not a lower price, it is a smaller scope. Fixed-price contracts with milestone payments tied to verified progress are how you keep a Bali build predictable; open-ended cost-plus arrangements are how budgets drift 20% without anyone signing off on it.

Running costs after handover

Owners should also budget the operating side from day one: villa staff, electricity and water, pool and garden maintenance, internet, insurance and periodic repainting. Professional rental management charges 15% of revenue and earns its fee in occupancy. As a working rule, a well-run villa keeps roughly 60 to 70% of gross rental revenue after all operating costs, before the owner's tax. Those assumptions are exactly what we model in every client budget, project by project, through our turnkey service.

Total investment: concrete examples

• 2-bedroom villa (130 m²), Ubud: land IDR 590M (≈ $33K) + construction IDR 2.2B (≈ $123K) + legal/permits IDR 125M (≈ $7K) + furnishing IDR 355M (≈ $20K) = ~IDR 3.3B (≈ $183,000)
• 3-bedroom villa (200 m²), North Canggu: land IDR 1.5B (≈ $85K) + construction IDR 3.6B (≈ $200K) + legal/permits IDR 125M (≈ $7K) + furnishing IDR 550M (≈ $31K) = ~IDR 5.7B (≈ $323,000)
• 3-bedroom villa (200 m²), Uluwatu (ocean view): land IDR 2.5B (≈ $139K) + construction IDR 4.75B (≈ $267K) + legal/permits IDR 125M (≈ $7K) + furnishing IDR 835M (≈ $47K) = ~IDR 8.2B (≈ $460,000)

These are the same structures behind the villas in our completed projects.

The most common budget mistakes

Underestimating furniture. Not providing for a 10 to 15% contingency. Comparing quotes without checking what is included. Always ask for a full BoQ. And if you want the whole chain priced as one accountable project, land, legal, build and furnishing, book a free consultation and we will build the budget with you.

Frequently Asked Questions

How much does villa construction cost per m² in Bali?

16 to 20 million IDR per m² (about $900 to $1,100) at standard specification and 20 to 30 million IDR per m² (about $1,100 to $1,650) at premium specification in 2026. Never compare per-m² quotes without a full Bill of Quantities.

What does a complete 3-bedroom villa cost, land included?

From around IDR 5.7 billion (≈ $323,000) in North Canggu to IDR 8.2 billion (≈ $460,000) with an ocean view in Uluwatu. The most accessible complete project is a 2-bedroom in Ubud from around IDR 3.3 billion (≈ $183,000).

What do villa budgets most often forget?

Furnishing, a 10 to 15% contingency, and what hides between quotes. The rental performance gap between a properly furnished villa and a basic one pays the furnishing budget back quickly.

Is building cheaper than buying a finished villa?

Almost always. You enter at land price rather than at a resale price that includes the seller's margin, and every dollar saved at entry improves your final return.