Selection of Off-Plan Villas Under $150,000 with Installment Options
How to Buy an Off-Plan Villa in Indonesia Under $150,000 with Installments: Reality and Alternatives
Is it possible to buy an under-construction villa in Indonesia for $150,000 and pay in installments? The short answer: in popular areas — almost no, but there are compromises you should be aware of. In this article, we’ll explore the Indonesian real estate market as of 2025, what you can realistically purchase for $150,000, and under what terms staged payments are possible.
Why Off-Plan Villas Under $150,000 Are Rare in Indonesia
1. Real starting prices begin at $200,000 and above
Off-plan developments (projects in the construction phase) in popular regions like Bali (Canggu, Seminyak, Ubud, Uluwatu), Lombok, and Yogyakarta start from 3.2 billion IDR (~$200,000). The main reasons include:- Rising land prices due to increased demand for short-term rentals;
- Inflation in construction materials and labor costs;
- Consistent flow of foreign investors and expats.
For example, the minimum price for a studio villa with a 150 m² plot in Ubud starts at $210,000 (according to Red Lotus Bali, November 2025).
2. Form of ownership impacts price
Properties in this price range are most often sold under a leasehold structure (long-term land lease). This lowers the entry price compared to freehold ownership, but:- Lease periods are typically limited to 25–30 years with an option to extend;
- Not all plots are eligible for lease extension, especially for foreigners;
- You’re acquiring usage rights, not land ownership.
3. Prices vary by region
Top-tier areas of Bali — Canggu, Berawa, Seminyak, and Ubud — have long exceeded the $150,000 mark. However, more affordable regions do exist:- Tulamben, Keramas, Tabanan (Eastern and Western Bali): cheaper land, lower demand;
- Central Java (Solo, Yogyakarta): stable market with lower rental and construction costs;
- North Lombok: promising and not yet overheated, moderately priced land.
These locations are less sought after by tourists but may suit long-term investors or buyers seeking a private residence.
What Types of Properties Are Available Under $150,000?
1. Mini-Villas and Compact Townhouses
Some developers offer minimalist “budget villas”:- Size: 45–60 m² (1 bedroom);
- Land: 100–200 m²;
- Private pool — optional (extra charge);
- Price: 2.2–2.5 billion IDR (~$135,000–$150,000 depending on location and finishing).
Such offers are available in Tabanan, Keramas, or the outskirts of Yogyakarta and Lombok.
2. Installment Plans During Construction
Off-plan purchases often come with flexible payment terms:- Down Payment: from 30%;
- Staggered Payments: from 6 to 18 months, tied to construction milestones;
- Custom Arrangements: installment options until handover or via special agreements.
⚠️ It’s critical to legally verify the payment plan: it must be confirmed through a Pre-Sale Agreement and notarized.
3. Investment Units in Managed Resorts
In the $150,000 range, you can enter resort-style developments, where the unit is managed for rentals:- Entry point — from 2.5 billion IDR (~$150,000);
- Property type — studios or mini-villas, sometimes with Balinese design;
- Ownership — leasehold for 25–30 years;
- Passive income — fixed or shared rental returns guaranteed in contract.
This isn’t full private villa ownership, but a viable option for investors seeking steady rental income and a low capital threshold.
Legal Aspects of Buying Property in Indonesia
1. Types of Property Rights Available to Foreigners
Foreign nationals cannot own land outright (Hak Milik), but have alternatives:- Lease the land under a Hak Sewa agreement — long-term lease up to 80 years (commonly 25–30 years + extensions);
- Use Hak Pakai — a usage right (common for apartments and condos; requires a Stay Permit/KITAS or ITAS);
- Set up a PMA (foreign-invested company) that can own certain properties with higher costs and legal obligations.
2. Taxes and Responsibilities
Property transactions come with several taxes:- BPHTB: property transfer tax — 5% of the property’s taxable value;
- PPh: income tax from sales — 2.5% (paid by the seller);
- NPWP: required for declaring rental income if you lease the property.
Before buying:
- Verify land title validity with the developer;
- Review IMB (construction permit) and related documents;
- Engage a licensed lawyer to review contracts and conduct legal due diligence.
Summary: What Can You Get for $150,000?
You won’t get a full villa with land and a pool in Canggu for $150,000, but these options may be within reach:
| Property Type | Approx. Price | Locations | Pros | Cons |
|---|---|---|---|---|
| 1-Bedroom Mini-Villa (off-plan) | $135,000–$150,000 | Keramas, Tabanan, Lombok | Private residence, installment plan, growing market | Small size, not in prime areas |
| Townhouse in Residential Complex | $130,000–$145,000 | Yogyakarta, Solo | Suitable for rental or living, low operating costs | Limited external rental demand |
| Unit in Investment Resort | $140,000–$150,000 | Bali (non-tourist zones) | Managed property, rental income | Restricted ownership, leasehold title |
Checklist: How to Choose an Affordable Off-Plan Villa in Indonesia
- ✔️ Confirm your total budget, including taxes and legal fees
- ✔️ Explore secondary regions: Tabanan, Lombok, Yogyakarta
- ✔️ Check property rights and leasehold terms
- ✔️ Ask the developer for installment options
- ✔️ Review land certificates and the IMB permit
- ✔️ Hire an independent legal advisor
Conclusion
The $150,000 price point is the entry level for off-plan villa projects in Indonesia. You won’t land a large villa in a prime location, but viable alternatives exist: mini-villas in up-and-coming areas, developer-led installment financing, and investment units with rental returns. The key is due diligence and proper legal structuring.
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