Bali lease calculator

A Bali leasehold villa (Hak Sewa) is a number of years, not a building you keep. Two villas can look alike on price and be very different deals once you count the years left on each lease. Put two side by side, with the years left on each lease, and see which one costs you more for every year you get.

How the number works

Divide the price by the years left on the lease. A villa at US$189,000 with 25 years left costs about US$7,560 for each of those years. One at US$150,000 with 18 years left costs about US$8,330 a year. The cheaper villa is the more expensive lease.

The years left come from the end date on the deed, not the number in the advert. "A 30 year lease" means very little if it started in 2019. That is why our listings show the end date wherever we have one.

Three of our listings, worked through

As at 16 October 2026, from the lease end dates on our listings. Figures follow the currency you choose at the top of the page; the studio is priced by the developer in euros.

None of those figures says which villa is better. A bigger villa on more land should cost more per year. What the figure does is put villas with different lease lengths on the same footing, so you are comparing the villa rather than the years.

What the next buyer gets

A lease runs down while you own it. Hold a villa with 25 years left for ten years and you sell 15 years, not 25, and the person buying from you will compare your 15 years with every other lease on the market. That is why the calculator shows what is left after five, ten or fifteen years. It is not a forecast of the price, just the years, and the years are what the next buyer pays for.

How many years are actually left?

Ask for the notarised lease deed, or the lease transfer if you are buying an existing lease, and read the start date and the term off it. A lease of 25 years signed on 1 March 2021 ends on 1 March 2046, whatever the advert says. If the seller only gives you a number of years, ask what they are counted from. On a resale, the years already used belong to the seller, not to you.

Off plan leases often start on signing rather than on handover, so the time it takes to build comes off your years. Check which date the deed counts from before you compare an off plan villa with a finished one.

When to count the extension

Only when the deed fixes it. An extension clause that leaves the price to be agreed later, at market rate, or with no formula is a right to negotiate, not years you own. Count those years once the length and the price, or the method for setting it, are written down, and enter both in the calculator.

An option you have to pay for later is still a cost. The calculator adds the extension price to the purchase price and spreads the total over all the years, so you compare the whole deal.

What the number does not tell you

It is not a valuation and it says nothing about rent or returns. We do not publish those. It does not cover what you pay on top of the price, such as notary fees and taxes, which are set out in the cost of buying property in Bali. And it cannot check the lease itself: your notary does that before the sale goes ahead.

What it does is stop the most common mistake in Bali leasehold, which is comparing prices when you should be comparing years. How leasehold works in Bali explains the rest, and villas under $200k shows what we have with the end dates alongside.