Turnkey Villa in Bali: What Is Really Included

Turnkey villa in Bali: what does it mean?

Online, "turnkey villa" covers very different offers. For some, it is a villa already built in a development. For others, it is construction only, without the land or the furniture. For others still, it is a complete project, from land to keys.

At Genesis Bali, turnkey means one specific thing: we build your villa to your design, from start to finish, and hand you the keys to a villa that is 100% ready to use. You have a single point of contact and an all-in price, set out line by line.

What is included in a Genesis Bali turnkey villa

The land and its checks

• The land search, based on your budget, area and the view you want.
• Due diligence: zoning, title, disputes, building rights.
• The topographic survey and soil test.
• Notary fees.

The land is paid directly to the owner, through the notary's escrow account. These funds never go through Genesis Bali.

The legal structure

The legal setup (PT PMA, KITAS) is handled in-house by Genesis Bali's legal team, remotely, so you do not have to deal with several intermediaries.

The design

The architect designs your villa with you, down to the detailed bill of quantities (BoQ) that sets the final price. The design follows your taste: modern tropical, Balinese, Japandi, Mediterranean.

Construction and site follow-up

• The villa and its pool: structure, electrical and plumbing, finishes.
• Site management, with a monthly report in photos and videos, and a live camera on request.
• The SLF certificate, applied for during construction, which confirms the villa is fit for use.

Landscaping and furnishing

• Earthworks and outdoor landscaping.
• Full furniture, equipment and decoration.
• Curtains, mattresses and bedding.

Utility connections and handover

• Connection to electricity and water.
• Inspections and quality control before handover.
• The keys to a villa that is 100% ready to live in or rent out.

What is not included

An honest budget also says what it does not cover. With Genesis Bali, these stay with you or are decided separately:

• Rental management after handover: we point you to management partners for your area, and you remain free to choose.
• Changes you request after signing the final contract: they are costed and approved in writing before any work.
• Your personal taxes in your country of residence.
• Your travel and stays in Bali during the project.

The list of what is and is not included is reviewed with you, line by line, before anything is signed.

How a turnkey project runs

1. The mandate: you entrust your project to Genesis Bali with a firm written budget, which does not move unless you change your vision. A working deposit of IDR 150,000,000 (about $8,274) starts the work; it is fully credited to the first construction invoice.
2. The land: search, checks and purchase, about 1 month.
3. The legal structure, in parallel, about 2 weeks.
4. The design: 2 to 3 months, down to the detailed bill of quantities.
5. The final contract: it sets the final price and the schedule.
6. Construction: 10 to 12 months, paid in stages as the build progresses.
7. Furnishing and handover: about 2 weeks.

In total, allow about 14 to 17 months from signing the mandate to receiving the keys. The detail is in how long it takes to build a villa in Bali.

What a turnkey villa costs

Genesis Bali's published construction prices, at the 3 November 2026 rate ($1 = IDR 18,128, xe.com):

• Bali standard: IDR 18,000,000 per sqm, about $993
• Bali premium: IDR 25,000,000 per sqm, about $1,379
• Lombok standard: IDR 20,000,000 per sqm, about $1,103
• Lombok premium: IDR 27,000,000 per sqm, about $1,489

The other budget lines come on top of the construction price: land, design, furniture, utility connections. Land depends heavily on the area: see Bali leasehold land rates by region in 2026. To compare with buying off-plan, read is it worth buying a villa in Bali.

6 questions to ask when comparing 2 turnkey offers

1. Is the land included in the search, the checks and the budget, or is it up to you to find it?
2. Does the price per sqm include the pool, furniture, landscaping and utility connections?
3. Is the budget firm and written from the start, and when can it change?
4. Where does the land money go: directly to the owner, or through the builder?
5. How do you follow the build remotely: reports, photos, videos?
6. Can you see villas this builder has already delivered?

To go further, see how to choose a builder in Bali.

Why choose Genesis Bali

• One point of contact from land to keys, in Bali and in Lombok.
• A firm written budget from the mandate, detailed line by line.
• Land paid directly to the owner, never through us.
• An in-house legal team for the structure and the checks.
• More than 20 delivered or ongoing projects, in our portfolio.
• No promised returns: costed scenarios, with their assumptions in writing.

The full steps of our service are in our services. Considering Lombok? See is Lombok a good investment.

Frequently Asked Questions

What is a turnkey villa in Bali?

It is a villa handed over ready to live in or rent out. With Genesis Bali, it covers the land search and checks, the legal structure, design, construction, furniture and utility connections, with a single point of contact.

Is the land included in a turnkey villa?

Yes, with Genesis Bali the land is part of the all-in budget: we find it, check it and arrange the purchase. It is paid directly to the owner through the notary's escrow account.

How much does a turnkey villa in Bali cost?

Construction costs IDR 18,000,000 per sqm at standard and IDR 25,000,000 at premium, about $993 and $1,379 at the 3 November 2026 rate. The total budget depends on the land, the size and the finishes, and is set in writing from the mandate.

How long does a turnkey villa take?

Allow about 14 to 17 months from signing the mandate to receiving the keys, including 10 to 12 months of construction.

Is rental management included?

No. Genesis Bali does not manage villas after handover: we point you to management partners for your area, and you remain free to choose.