What down payment does a Bali new build need?
Developer payment plans are the norm: a foreigner rarely gets an Indonesian mortgage, so projects sell in stages. The down payment is stated for 136 projects. The median and the most common figure is 30% of the price (53 projects).
A quarter ask 50% or more, and 13 sell without a plan, 100% up front. The rest is usually paid in stages until handover. See buying off-plan in Bali.
- 53
- 21
- 13
- 11
- 8
- 7
Source: Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 9 October 2026
Does the down payment differ by area?
Hardly. Uluwatu, Ubud, Nusa Dua and Ungasan sit at a median 30%, Canggu at 35%. Stage and developer matter more than the area.
| Area | Projects | Median down payment |
|---|---|---|
| Uluwatu | 25 | 30% |
| Canggu | 21 | 35% |
| Ubud | 16 | 30% |
| Nusa Dua | 12 | 30% |
| Ungasan | 11 | 30% |
Source: Rise Real Bali database, areas with 11+ projects
Want the numbers for your budget?
Gusti Ayu will send the net yield math for your budget on WhatsApp.
When are Bali new builds handed over?
Most unfinished projects, 74, promise handover in 2027; 59 promise 2026 and 27 promise 2028. Off-plan projects most often name 2027: 40 of 79. A handover date is a promise, so the contract should say what happens if it slips. See villa handover checklist.
- 59
- 74
- 27
- 3
Source: Rise Real Bali database, unfinished projects with a handover date
What does it cost to complete a purchase?
On top of the price our model adds four lines: notary about 1.5%, lawyer Rp 35.4 mn, furniture if not included about 6% of the price up to Rp 442 mn, and the rental launch Rp 88.5 mn.
For a villa at Rp 4.42 bn the full entry cost is about Rp 4.88 bn; yield is more honest measured against that. See how much a villa in Bali costs.
Source: Rise Real Bali yield methodology v1.1
How much do Bali villa managers charge?
The management fee is stated for 68 projects. The median is 20% of revenue (38 projects); next is 15% (13 projects). Our model uses 18%, and 23% for resort operators.
More important than the rate is whether you can replace the manager. That is stated for 63 projects, and in 22 you cannot. See how to choose a villa management company.
- 38
- 13
- 4
- 4
Source: Rise Real Bali database: fee 68 projects, right to change 63 projects
What this means for buyers
- Have 30% of the price ready for the down payment; a quarter of projects ask 50% or more.
- Handover peaks in 2027; read the delay clause.
- Add about 10% to the price for notary, lawyer, furniture and launch.
- Managers usually take 20% of revenue, sometimes 15%.
- Check the right to change manager: a third of projects do not give it.
FAQ
What down payment is needed for a Bali new build?
A median 30% of the price across 136 projects in the Rise Real Bali database (9 October 2026); a quarter ask 50% or more, 13 sell without a plan.
Can I buy property in Bali on a payment plan?
Yes, developer payment plans are standard for new builds: a down payment, then stages until handover.
When are Bali new builds completed?
Of unfinished projects in our database, 59 promise 2026, 74 promise 2027 and 27 promise 2028.
How much does a villa management company charge in Bali?
A median 20% of revenue across 68 projects; 15% is next most common. Resort operators charge more.
Can I change the management company?
It depends on the contract: in 22 of 63 projects where it is stated, you cannot.
What does buying a villa in Bali cost on top of the price?
About 10% in our model: notary about 1.5%, lawyer about Rp 35.4 mn, furniture about 6% of the price, launch about Rp 88.5 mn.
How we know this
Source: Rise Real Bali project database (Airtable), payment, handover and management data from developer materials; snapshot 9 October 2026. Down payment: 136 projects; handover: unfinished projects with a date; management fee: 68 projects, right to change: 63. Entry costs: Rise Real Bali yield methodology v1.1. No data on individual projects.
- Rise Real Bali project database (Airtable), price lists and developer decks, snapshot 9 October 2026
- Rise Real Bali yield methodology v1.1
By Dmitrii Rogov, Rise Real Bali.
Rise Real Bali is a real estate agency in Bali. We write from the deals we handle and from public data, and we name our sources.
This report is published under the CC BY 4.0 license. You may quote, republish and use the figures and text commercially if you credit "Rise Real Bali", name the license and link to this page. Photos and renderings are not covered by the license: their rights belong to the developers and other rights holders.
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