How Long Are Bali Leaseholds? Lease Terms and Price per Year of 320 Villas

Short answer: most leasehold villas for sale on Bali come with 25 or 30 years. In the Balinsky catalogue the median lease is 29–30 years in most areas, and 25 in Nyanyi. A typical two-bedroom leasehold villa costs about $11,300 per year of lease, a one-bedroom about $6,200 and a three-bedroom about $16,500. Villas with longer leases list at a higher price per square metre — the market does pay for time, but not in proportion. Here is the data and how to use "price per remaining year" to compare villas.

Lease terms recorded for villas published in the Balinsky catalogue, September 2026 (350 villas with a term): — 19–24 years: 21 villas. — 25 years: 77 villas — the single most common term. — 26–29 years: 73 villas. — 30 years: 91 villas — the second peak. — 31–47 years: 53 villas. — 50 years: 9 villas. — 77–80 years: 26 villas — these are typically long-term structures such as a company-held right to build or a very long private lease, not a standard villa lease. So roughly half of the market sits at 25–30 years. Terms below 25 years usually mean a resale villa whose lease has already been running, or a project on land with a shorter master lease. Median lease term by area (villas with a term under 60 years): — Nyanyi: 25 years (37 villas). — Uluwatu: 28 years (20 villas). — Bukit: 29 years (32 villas). — Berawa: 29 years (15 villas). — Melasti: 27 years (16 villas). — Nusa Dua, Ubud, Pererenan, Pandawa: 30 years.

Because a leasehold is time-limited, the cleanest way to compare villas is the price per remaining year: the purchase price divided by the years left on the lease. Median price per year of lease (villas with a term under 60 years): — 1 bedroom: about $6,200 per year (68 villas). — 2 bedrooms: about $11,300 per year (142 villas). — 3 bedrooms: about $16,500 per year (63 villas). — All villas: about $11,900 per year (320 villas). This is also the amount of capital a leasehold villa "uses up" each year. If a two-bedroom villa earns $15,000 net a year and costs $11,300 per year of lease, only about $3,700 of that is a return above getting your own money back.

Yes — but less than proportionally. Median price per square metre by lease term: — under 26 years: $2,540 per m² (97 villas); — 26–28 years: $2,639 per m² (49 villas); — 29–30 years: $3,000 per m² (111 villas); — 31–59 years: $3,219 per m² (62 villas). Moving from a lease of about 25 years to about 30 years raises the median price per square metre by about 18%, for about 20% more time. Beyond 30 years the premium grows more slowly. Other factors — location, age, finish — also differ between these groups, so treat this as a market pattern, not a formula. The practical reading: a 30-year lease is not "5 years more for free", but it is usually priced fairly. A short lease at a price close to a 30-year one is the combination to avoid.

Divide the price by the years remaining and compare the results: — Villa A: $250,000, 18 years left → $13,900 per year. — Villa B: $320,000, 30 years left → $10,700 per year. Villa B costs more but is the cheaper way to use a villa for a year. Add the value of a signed extension option, if there is one — see Bali leasehold extension: how it works — and check that on an off-plan project the developer's own master lease outlasts yours.

A villa's net rental yield has to cover its price per year of lease before it earns anything. Our analysis of Bali villa rental yields finds about 5% net for a median two-bedroom villa at 65% occupancy; a 25-year lease consumes about 4% of the price a year, a 30-year lease about 3.3%. A longer lease, or an extension priced into the contract, changes the result more than almost any other variable.

— Source: villas published in the Balinsky catalogue, September 2026, with a recorded lease term (350) and price; price per year uses leases under 60 years (320 villas). — Terms are as stated in the listing; whether the term runs from signing or from handover varies by project — ask. — Prices are asking prices, not transactions. — Area medians with fewer than 30 villas are indicative. Browse leasehold villas: villas for sale in Bali.