Land in Bali is not quoted per square metre. It is quoted per are per year — an are being 100 sqm, the local unit that nearly every listing uses. Below are the two sums you actually need: what a plot costs across the full lease term with every tax and fee included, and what the local area units convert to.
What the total is made of
The headline rate is only the base. Roughly 11% goes on top, and it is the total — not the advertised figure — that should go into your comparison between plots.
- Lease for the full term — rate per are per year × area in are × number of years.
- Government tax — 10% of the lease sum. Often settled through the notary.
- Notary (PPAT) — around 1% at market, 0.5% with ours. Covers drafting, verification and registration.
- Legal due diligence — about IDR 1,000,000: certificate, seller’s right, zoning.
- Boundary check and land survey — about IDR 10,000,000, a licensed surveyor checking the pegs against the cadastre.
A worked example
Ten are at IDR 10,000,000 per are per year, for 25 years: 10,000,000 × 10 × 25 = IDR 2,500,000,000 in lease. Add tax 250,000,000, notary 12,500,000, due diligence 1,000,000, survey 10,000,000. Total IDR 2,773,500,000 — about 11% above the headline. That works out at roughly IDR 110,940,000 a year, or IDR 9,245,000 a month, for ten are.
Extensions
If your extension is already fixed in the contract at a known rate, enter the years and the rate and the calculator will include it in the total. If the rate is not fixed, leave it at zero: we will show the years but not guess the amount. That is the honest treatment — in the great majority of contracts the extension is priced at the market rate of the day it falls due, not at the original rate. “Guaranteed extension” means a guaranteed right, not a guaranteed price.
Area units you will meet in listings
- 1 are — 100 sqm. The standard unit in Bali.
- 1 hektar — 100 are, that is 10,000 sqm.
- Freehold is normally quoted per are outright; leasehold per are per year.
Common questions
How many square metres is one are?
100 sqm. A ten-are plot is 1,000 sqm.
What is the 10% tax calculated on?
On the lease sum for the full term. If an extension with a known rate is included, the tax applies to the combined sum.
Where does the dollar rate come from?
You set it yourself — use the rate on the day of the deal. The calculator starts at IDR 16,300 to the dollar, but that moves.
Is this the final figure?
No. It is an estimate, not an offer. Tax rates and notary fees depend on the terms of the particular deal, and the land notary confirms the final numbers before signing. Not included: construction, the PBG building permit, and running costs.
What to do next
If you are still weighing lease against ownership, read the full breakdown: leasehold or freehold in Bali — what a foreign buyer actually chooses. If you already have a plot in mind, browse land for lease and land for sale, or send us the coordinates and we will check the zoning before you spend anything.