What Is Included in the Price of Property in Bali: The Final Price or Just Square Metres?

Property in Bali is primarily geared towards tourist rentals. Most properties are therefore handed over to investors fully ready for use.

Here, “turnkey” means more than just finished interiors and a fitted bathroom. The price usually already includes furniture, household appliances, lighting, textiles, decorative items, and other furnishings and equipment.

Once construction is completed, the property can begin operating and generating rental income almost immediately. Investors do not need to source furniture or appliances separately or handle furnishing the property.

Is the Listed Price Final?

In most projects in Bali, the price already includes all furnishings and equipment for the property. Returns, the payback period, and cash flow should be calculated based on this final amount.

However, before purchase, we always check whether the price includes:

• furniture and upholstered furniture;
• household appliances;
• lighting and plumbing fixtures;
• textiles and decor;
• air conditioning;
• landscaping of the private grounds;
• utility connections;
• additional fees and launch costs.

This makes it possible to compare projects based on their actual final cost, rather than just an attractive starting price.

Who Will Rent Out the Property?

In most projects, the management company is selected before construction is completed. Investors do not need to find a team themselves to handle advertising, bookings, guest check-ins, cleaning, service, and financial reporting.

Management may be handled by:

• the developer’s own management company;
• a separate company established by the developer to manage the complex;
• an independent professional management company;
• an international hotel operator under contract.

The chosen model determines commissions, operating expenses, service standards, projected returns, and the terms for the owner’s personal stays.

Can Investors Stay in Their Own Property?

Yes, but the terms need to be checked in the agreement.

If the property is managed by the developer’s company, restrictions are often minimal or absent altogether. The owner simply needs to notify the management company in advance so that the property is not rented to tourists on the required dates.

Some projects may have specific restrictions: for example, one or several weeks, three months, half a year annually, or another agreed period.

If the complex is managed by an international hotel operator, the project is usually more strongly focused on generating income. Personal stays may therefore be limited, for example, to one to three weeks per year.

Such terms are typical of projects managed by major hotel chains, including Radisson, Ramada, Anantara, Hilton, and other operators.

What Is Important to Check Before Purchase?

We recommend clarifying the following in advance:

• who will manage the property;
• the duration of the management agreement;
• the management company’s commission;
• which expenses are deducted from rental income;
• how much time the owner can stay in the property;
• whether personal stays affect projected returns;
• whether individual terms can be agreed before signing the agreement.

Even if restrictions are standard across the entire complex, certain terms can sometimes be discussed with the developer in advance.

Conclusion

When buying investment property in Bali, investors usually receive not an empty space, but a fully rental-ready property with furniture, appliances, decor, and a designated management company.

This allows returns to be calculated based on the final cost and the property to be rented out immediately after construction is completed.

The key is to check the full list of included furnishings and equipment, the operating expense structure, the management agreement, and the terms for personal stays.

In the next article, we will explain what is included in property prices in other markets and which additional costs investors need to consider.

About the Authors

Vladyslava Kravchenko and Volodymyr Kharlov are co-founders of NESTRA REAL ESTATE GROUP and the team behind the analytical platform Nestra Insights.

They work with international investment real estate, analysing rental economics, development risks, property capitalisation, and investment exit strategies.