Turnkey is the way most overseas owners should build in Bali, and the reason is accountability. When design, permits, structure and finishing sit with separate contractors, every delay becomes someone else's fault and the budget drifts. We hold all of it under a single fixed-price contract: you approve a design and a bill of quantities, and the figure on the contract is the figure on the final invoice, barring changes you request. We have run this model for six years on everything from compact two-bedroom rentals to multi-villa complexes — more than 10,000 m² delivered — and it is the only way to keep a remote-managed build honest.
What the turnkey contract covers: one team, one price, one warranty
Single Point of Accountability
Architect, permit consultant, builder and finishing crew all answer to one project manager — your contact for the entire build, not a chain of subcontractors.
Fixed-Price BoQ
A full bill of quantities is priced and locked before we break ground. Material allowances are spelled out, so 'finishing' never quietly means the cheapest tile available.
Permits Built In
PBG approval and the SLF certificate of function are part of the scope, not an afterthought — your villa is legal to build and legal to rent.
Handover With a Written Warranty
A cleaned, tested villa with the snag list cleared, pool commissioned, SLF and as-built drawings — plus 5 years on the structure and 12 months on waterproofing and workmanship. See handover and warranty.
How a turnkey build runs: 5 stages from plot check to keys
Consultation & feasibility
We review your plot or budget and goals, run a zoning and ITR check, and tell you what is buildable and what it costs. No plot yet? We start with land sourcing and due diligence.
Design & fixed quote
Concept, 3D renders, construction drawings and a locked bill of quantities you approve before anything is committed.
Permits & mobilisation
We lodge the PBG, finalise the leasehold or PT PMA paperwork and set up the site.
Build & supervision
Structure, fit-out, pool and landscaping under a named site engineer, with weekly photo and budget reports and a video call from site at every key stage.
Handover
Snagging, testing, cleaning, SLF and as-built documents — keys in your hand.
Turnkey villa prices: packages and your own estimate
A turnkey pool villa typically costs USD 550–750 per m² at standard specification and USD 800–1,200 per m² premium, with the pool and basic landscaping included in the contract. A 150 m² two-bedroom villa usually lands between USD 110,000 and USD 180,000. Package prices for 80 m² to 400 m² villas are on the pricing page; for your own area, finish, pool and site type use the villa construction cost calculator. How long each stage takes is in how long it takes to build a villa in Bali.
Services inside the turnkey contract
The contract bundles land due diligence, design, the PBG permit, structural work, fit-out and the pool and garden, all under one supervision contract, and closes with the SLF certificate. What the contract itself should say about payments, retention and delays is in our guide to villa construction contracts.
What Owners Ask Us
What does 'turnkey' actually include?
Is the price really fixed?
How long does a turnkey villa take?
Can you build if I am overseas the whole time?
Do you need me to have land already?
What warranty do I get?
Can I see your work before signing?
Areas We Build In
Send Your Plot or Budget — Get a Fixed BoQ Quote
WhatsApp us the plot pin or your budget ceiling — you'll get a buildability verdict, a realistic cost band and a concrete next step.
Start Your Villa