Bali Property Indonesia has not only villas or houses enlisted, but also land as well. Land can be bought either as an investment or to build your own dream villa on it.
However if you are still interested in buying an existing villa in Bali, please keep in mind that all better houses are owned by foreigners who have financed their vacation home in foreign currency. If they agree to a sale they understandably wish to recover at least the same amount they originally spent in US or Australian dollars, Euros, or any other currency.
The important advantage of purchasing an existing villa is that you can carefully inspect all details before making a buying decision and therefore know exactly what you get for your money. You will be immediately the owner of a completed villa - usually fully furnished - so you can either move in yourself the next day or start generating a return on your investment by renting your villa out. In this case we can also assist you in getting the proper and right permits for letting your villa. If you wish we also can provide you with a professional check up of the building substance and all its technical aspects.
Alternatively – if you have lots of time to supervise the construction of your dream home yourself – you can acquire a plot of land and build your own villa. The challange is that you'll have all the worries and responsibilities connected with building a house anywhere in the world.
In Bali this can be a truly frightening experience, especially if you are not personally on-site all the time, do not speak Indonesian, and are not a construction expert yourself. Even when you appoint the most reputable local architects and local contractors, you have to be present yourself to achieve satisfactory results!
Most people ask for top quality, fast completion, and low cost. Be aware that, if you're lucky, you can perhaps achieve two out of these three points, but never all three together! The choice is yours.
This way you won't have any worries or problems during the construction period, and you deal with foreign experts who understand what you say AND what you mean.
Land prices range currently from US$50 to US$300 per square meter (11 square feet) depending on the location (in the middle of nowhere you might still find land for less than US$20). A plot not too far from the beach and the tourist areas in South Bali will cost today about US$100 to US$300 per square meter. If it's located right on the beach, offers a spectacular view or is part of an up-market development, it can be US$500 and more per square meter.
Keep in mind that property prices in Bali have appreciated VERY substantially during the past few years. Many foreigners have bought land and numerous Indonesians have acquired properties in Bali as they feel safer here than in other parts of the country. The basic construction cost of good quality residential buildings is right now about US$400 to US$1,000 per square meter. But that’s up do to the demands of the builder/owner/investor
LOCATION is the most important factor — in Bali as anywhere else in the world. Land prices in beachfront and town centre locations and properties offering spectacular views will increase most, and houses on the beach or offering a great view will be the easiest to rent out if you do not want to live in them yourself throughout the year.
Most recommendable are (in our opinion) locations in Jimbaran Bay and on the Bukit (the hill on the southern peninsula between Nusa Dua, Ulu Watu, and Jimbaran), the area from Batubelig to Tanah Lot on Bali's West coast, in or very near the town of Ubud, and near the Handara golf course and Lake Bratan near Bedugul. These locations promise in to produce the highest increase in value over the next few years. In the long term, the area between Tanah Lot and Negara as well as the coastal areas in Bali's North-East should also show attractive price increases.
We already mentioned that Bali has enough construction companies – choose which one you would like to trust.
Most of the western managed construction companies also work together with local contractors. That usually
doesn’t need to bother you as the western experts are monitoring the complete construction process –
just make sure that their services are included in full in the package deal.
A company we can recommend and with which we already have worked to our fullest satisfaction is OSS –
One Stop Solution. This company not only provides you with all services for construction and/or construction
management but also has it’s own wood department (flooring, windows&doors – at most likely the most
attractive prices in all of Bali).
All departments work to western standards and are lead by European quality controllers
(master builder, civil engineer, wood works and steel works) or by European educated and trained Indonesians
for electrical and plumbing works.
Also all legal matters can be discussed with the owner herself, Mrs. Intan Prihatina, not only for pre- and after
sale consulting but also for company set-up or all Visa affairs.
Visit their website http://www.ossbali.com
This is a list of services which they substantially can provide to the building process:
The following services they can provide substantial to the building process :
1. Interpret plans and estimate costs and quantities of materials needed
2. Consult with architects, engineers and other technical workers to make sure that design intentions are met; provide advice and assistance to builders and owners before finalization of building plans, to avoid potential problems
3. Study building contract documents and negotiate with contractors, authorities, local government
4. Prepare a 'Bill of Quantities', which lists the individual components required to construct the project
5. Suggest supplies of material and equipment
6. Control preparation of cost estimates and the documentation for contract bids
7. Calculate costs and estimate completion times to prepare tenders
8. Control payment to contractors by valuation of completed works
9. Make sure that building regulations, standards and by-laws are enforced in building operations
10. Assess building plans submitted for approval to make sure they conform to building regulations and codes of practice
11. Carry out pre-purchase inspections of all types of materials
12. Supervise construction sites and direct site managers and subcontractors to make sure standards of building performance, quality, cost schedules and safety are maintained
13. Provide skilled assistance to builders and construction managers by interpreting and carrying out directions for planning and organizing building projects
14. Interpret building plans, regulations and codes of practice to direct progress of the work, making sure that specifications and regulations are followed and proper methods and materials are used
15. Keep records and write reports on building progress and instances where regulations have been breached and plans have been altered
16. Check on changes of design to assess the effects on cost
17. Prepare monthly cash-flow forecasts for clients and tax depreciation schedules
If you decide to build yourself and to use a local managed construction company,we advice that you stay in control of whole building process. From digging the foundations until the last roof tile is placed, consuming process and most likely not all tricks of the trade are known to you. Additionally if you cannot speak the language ( Indonesian or Balinese) and the local contractor lacks the required English skills…………well, than this could be a big adventure,that’s why we advice to use western managed constructor/building companies or use a skilled Construction Manager to do all the monitoring and controlling on your behalf.
OSS – One Stop Solution webpage www.ossbali.com)
Construction managers plan, direct, and coordinate the complete variety of construction projects, including the building of all types of residential, commercial, and industrial structures, roads, bridges, wastewater treatment plants, and schools and hospitals. Construction managers may oversee an entire project or just part of a project and, although they usually play no direct role in the actual construction of a structure, they typically schedule and coordinate all design and construction processes, including the selection, hiring, and oversight of specialty trade contractors.
Construction managers coordinate and supervise the construction process from the conceptual development stage through final construction, making sure that the project gets done on time and within budget.
Construction Management is a professional service that applies effective management techniques to the planning, design, and construction of a project from inception to completion for the purpose of controlling time, cost and quality.
Construction Management is a discipline and management system specifically created to promote the successful execution of capital projects for owners. These projects can be highly complex. Few owners maintain the staff resources necessary to pay close, continuing attention to every detail--yet these details can "make or break" a project.
A professional CM can augment the owner's staff with pre-planning, design, construction, engineering and management expertise that can assure the best possible project outcome no matter what type of project delivery method used.
The CM is responsible exclusively to the owner and acts in the owner's interests at every stage of the project. The construction manager offers advice, uncolored by any conflicting interest, on such crucial matters as:
- Optimum use of available funds
- Control of the scope of the work
- Project scheduling
- Optimum use of design and construction firms' skills and talents
- Avoidance of delays, changes and disputes
- Enhancing project design and construction quality
- Optimum flexibility in contracting and procurement
Comprehensive management of every stage of the project, beginning with the original concept and project definition, yields the greatest possible benefit to owners from Construction Management.
Professional construction management can help Owners in constructing the best project possible, on-time and on-budget. Construction management services are highly desirable, if not essential, to a successful project especially for Owners lacking this expertise in-house. These services are adaptable to any project delivery system, and are scalable to meet the specific needs of the project. An Owner should thoroughly explore available options for construction procurement, and consider the benefits of professional management services regardless of the contractual approach used to deliver the project.
How can a Construction Manager (CM) help you?
A professional CM can support Owners with a proven strategy to deliver the best possible projects, on time and within budget. Pressure is falling on Owners, who will confront complex issues in every area from site preparation to technology infrastructure, from builder selection to the finishing touches before “opening day.” Handling these issues assures on-time delivery, within-budget projects that meet your needs. But it also puts huge demands on your time and requires skills and expertise few Owners possess.
The professional CM strives to give owners more effective control of complex construction, delivering high quality finished projects on time and within budget. The CM is your advocate, combining detailed technical knowledge with a commitment to meeting your needs. Not affected by any conflicting interest, the CM represents Owners in such crucial areas as:
- Release and use of funds throughout the project.
- Project scheduling.
- Control of the scope of work.
- Optimum use of other firms’ talents and resources.
- Avoiding delays, changes, disputes and cost overruns.
- Optimum flexibility in contracting and procurement.
- Assuring the project is built to specification to meet your needs.
Construction Managers provide specific expertise for all facets of the delivery process (pre-bond, planning, design, construction, etc.) without having to retain individuals on the payroll for specific tasks. By involving a professional CM from the earliest stages of your project, you maximize your chances to achieve a smooth and trouble-free construction process and a facility that meets your needs.
When you determine a need for project, a CM can help you reach sound decisions in such areas as:
- General project characteristics and performance requirements.
- Site analysis and selection.
- Lead in forming a collaborative team of professionals.
- Coordination with ongoing activities and other public and community concerns to minimize interruptions.
- Development of a preliminary budget and comprehensive master schedule.
- Apportionment of general funding among a number of individual projects according to specific project needs.
- Establishment of a management information and reporting system to meet your requirements.
- Development of detailed and complete bid documents to assure timely, responsive and comparable bids, while avoiding questions and protests.
- Assistance in reviewing and analyzing bids and selecting contractors.
In the design phase, a qualified CM can help you:
- Ensure that design is both aesthetically successful and responsive to project goals.
- Perform life-cycle cost analyses and other reviews to maximize the return on your construction investment.
- Coordinate your technology implementation strategy with your construction plan to assure that your finished project will truly be equipped to support current and future needs.
- Develop a detailed design schedule and supervise its implementation.
- Review design in progress to assure constructability with minimal changes and fewer problems in the field.
- Develop detailed component cost estimates at every design submittal.
During the bid process, your CM can:
- Conduct pre-bid conferences to clarify the project’s needs and assure responsive bids.
- Assure that all bid documents are clear and all questions are answered.
- Help you evaluate and compare bids.
- Recommend bidders for contract award.
While the construction is underway, your CM will be your eyes and ears—and most of all, your advocate. A professional CM will:
- Assure that all contractors, subcontractors and other participants fully understand the project’s design and requirements at every stage.
- Deliver timely and clear reports to you concerning construction progress, milestones, and other elements.
- Manage the change order process for maximum effectiveness while minimizing delay and costs.
- Monitor the construction process to anticipate difficulties, resolve issues early, and keep the work flowing.
- Administer progress payments to assure that work milestones are being met and that all current expenses are paid in a timely manner.
- Assure that the contractor provides a safe workplace, both for project workers and, in renovations, for individuals who continue to use the facility during construction.
- Eliminate the need to retain increased staff after the "burst" of construction activities; thereby reducing future operating and payroll costs when the construction has been completed.
- Coordinate the final stages of construction, including contractors’ punch lists and similar tasks that must be completed, often in a very compressed time period, before your project is closed out