NSG Design And Build
Bali Design and Construction FAQ’s
Bali Design and Construction FAQ's
Introduction
Learn how to get your project off the ground with our Bali Design and Construction FAQ’s.
Building in Bali raises the same three questions every time: process, permits, and price. This page explains how design and construction work in Bali, what approvals (PBG/SLF) you’ll need, realistic IDR/m² budgets, timelines, and how to select a contractor without risking delays or cost creep. Whether you’re planning a private villa, a multi-unit development, or a renovation, use this guide to set expectations, compare quotes on like-for-like scope, and understand the key decisions that protect your budget and schedule from day one.
Bali Design and Construction FAQ's
How permitting works in Bali (PBG & SLF)
PBG (Persetujuan Bangunan Gedung) is the building approval that replaces IMB. It’s issued after design compliance checks (zoning, KDB/KLB, height, setbacks, drainage, access). SLF (Sertifikat Laik Fungsi) is your occupancy/fitness certificate after construction: it confirms the build matches the PBG and is safe to use. Expect additional technical clearances (environmental, utilities, access letters) depending on location and project type. On leasehold, ensure your land use rights and access are documented before filing.
Tip: lock access/road letters and zoning confirmation before schematic design to avoid redesigns.
See our Planning service →
Bali Design and Construction FAQ's
Typical Design And Build timeline
- Site due diligence (zoning, access, utilities): 2–4 weeks
- Concept & Schematic Design: 4–8 weeks (iterative reviews)
- Detailed Design & Docs (Arch/Struct/MEP): 6–10 weeks
- PBG submission & review: 6–12 weeks (varies by regency)
- Tender/BOQ & contract: 2–4 weeks
- Construction: 8–12 months for a 100–300 m² villa; larger/multi-unit adds time
- SLF & handover: 2–6 weeks
Bali Design and Construction FAQ's
Budget ranges (IDR/m²) for 2025
These are turnkey build ranges (structure to finishes) excluding land and taxes. Final price depends on design complexity, site access, structural spans, and finish level.
- Structure & foundation: IDR 2.5–3.0M/m²
- Roofing & walls: IDR 1.0–1.2M/m²
- Electrical & plumbing (MEP): IDR 1.0–1.4M/m²
- Interior finishing: IDR 2.0–3.0M/m²
- Fixtures, windows, doors: IDR 0.8–1.2M/m²
- Pool & landscape (if any): IDR 1.5–2.5M/m² (pool cost varies by size/depth)
- Site management & prelims: IDR 0.5–0.8M/m²
- Furniture & appliances (FF&E): IDR 0.8–1.4M/m² (spec-dependent)
- Typical total: IDR 10.1–14.5M/m² including FF&E (≈ USD 650–930/m² using broad FX). Always compare full BOQ + specs, not headline m² rates.
Bali Design and Construction FAQ's
What drives price up or down
- Long spans, cantilevers, double-height spaces, heavy glazing
- Imported finishes/brands; custom metalwork or stone
- Poor access (narrow gang), staging limits, crane/boom needs
- High MEP loads (large AC capacity, hot water demand, smart systems)
- Scope creep: pools, built-ins, landscape lighting added late
Bali Design and Construction FAQ's
Contracts, payments & controls
- Use a clear BOQ with brand/spec allowances and a draw schedule linked to milestones (e.g., 30/40/25/5 or 50/30/20 depending on risk and cash flow).
- Include variation order (VO) rules, liquidated damages for delay, and defects liability period (typically 180–365 days).
- Payments through notary/escrow for staged releases increase buyer safety on multi-unit developments.
General FAQ’s
What approvals do I need to build a villa in Bali?
Typically PBG (build approval) before construction and SLF (occupancy) after completion, plus location-specific clearances (zoning/access/utilities).
How much does it cost per m² to build in Bali
For mid-to-high quality finishes, plan IDR 10.1–14.5M/m² including FF&E. Get a like-for-like BOQ to compare suppliers.
How long will a 3-bedroom villa take from design to handover?
Roughly 12–18 months end-to-end: 3–4 months design/docs, 2–3 months approvals/tender, 8–12 months construction, then SLF.
Leasehold vs freehold-does it change permitting?
Permitting checks the build compliance, not ownership type. Ensure your lease and access are legally documented before submitting PBG.
What is KDB/KLB and why does it matter?
KDB (site coverage) limits ground-level footprint; KLB (floor-area ratio) caps total built area. Both affect maximum size, floors, and economics.
Can I start construction while PBG is in process?
Not recommended. Starting early risks fines, redesign, or SLF rejection if the build diverges from the approved drawings.
How do I avoid cost overruns?
Freeze scope after Schematic, issue a coordinated CD set, tender with a detailed BOQ, and enforce VO rules for all changes.
What’s included in a proper contractor quote?
Labor, materials, prelims, brand/spec lists, payment schedule, timeline, defects liability, and exclusions (utilities connection, furniture, landscaping, etc.).
How are pools priced?
By size/depth/finish and equipment spec. Typical add IDR 200–400M for a 6–8 m pool with filtration, lighting, and basic decking.
What about sustainability?
Start with passive design (orientation, shading, ventilation), efficient MEP, and water management. Smart systems come after the envelope is right.
Is design–build better than hiring separately?
One team reduces coordination risk and speeds decisions. If you split, appoint a client-side PM/QS to control scope, program, and VO.
How do I choose the right plot?
Verify zoning, legal access, width for trucks, drainage outfall, utilities proximity, and setback constraints before you buy.
What handover documents do we receive?
As-builts, O&M manuals, equipment warranties, and a defects/warranty period. We also provide a close-out pack summarizing specifications, contacts, and maintenance guidance.
Can you source the material and, FF+E?
Yes. We can procure to approved specs or coordinate with your vendors. Any proposed alternates are reviewed for performance, appearance, and lead time before approval.
How are long lead times and procurement handled?
We identify long-leads in preconstruction, approve samples/submittals early, and sequence orders to protect the critical path. Delivery windows are built into the master schedule.
Do you handle permits, insurance and compliance?
Yes—scope varies by jurisdiction. We coordinate permits, required insurances, inspections, and close-out documentation with the authorities and your consultants.
What happens if we need to change the scope mid-project?
We price the change, confirm schedule impact, and seek written approval before proceeding. All changes are tracked in a live log for complete visibility.
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NSG Design Service FAQs
Our Bali design practice is built on integration of planning, architecture, interiors, landscape, and engineering moving in sync so intent carries through from concept to construction. We work with developers, investors, and private clients who value clear thinking, disciplined execution, and results that endure.
What deliverables should I expect?
Onboarding
Site Analysis
Due Diligence
Programming
Master Planning
Conceptual Design
Design Development
Visualization
Construction Documentation
Analysis + Technical Details
Coordination (with specialties)
Estimations + Budgeting
Timelines + Schedules
Contract Administration
FF+E Procurement and Management
Site Analysis
Due Diligence
Programming
Master Planning
Conceptual Design
Design Development
Visualization
Construction Documentation
Analysis + Technical Details
Coordination (with specialties)
Estimations + Budgeting
Timelines + Schedules
Contract Administration
FF+E Procurement and Management
What Documentation is provided?
Typically, a complete set of documentation for high level projects would include:
Drawing Register
Cover Sheet
Site Plans
Floor Plans
Exterior Elevations
Typical Wall Sections
Building Sections
Foundation Plans
Floor Systems
Roof Systems and Layouts
Reflected Ceiling
Door and Window Schedule
Hardware and Attachment Details
Railing and Stair Details
Pool + Grounds Design
Technical Details
Structural Analysis
Landscape details
Specifications
Selections
Production Drawings (ID)
FF+E Details
Drawing Register
Cover Sheet
Site Plans
Floor Plans
Exterior Elevations
Typical Wall Sections
Building Sections
Foundation Plans
Floor Systems
Roof Systems and Layouts
Reflected Ceiling
Door and Window Schedule
Hardware and Attachment Details
Railing and Stair Details
Pool + Grounds Design
Technical Details
Structural Analysis
Landscape details
Specifications
Selections
Production Drawings (ID)
FF+E Details
What Visualizations are included?
Floor Plans
Site Plans
Reference Images
Mood-boards
Sketches and Modeling
Progress Presentations
3D Render of each interior room and space
3D Render of all sides of Exterior and site
Animated walkthrough video of all spaces
Site Plans
Reference Images
Mood-boards
Sketches and Modeling
Progress Presentations
3D Render of each interior room and space
3D Render of all sides of Exterior and site
Animated walkthrough video of all spaces
Can you help with construction?
Yes. We offer full design-only services as well as design + build support through our trusted network of contractors. For clients who already have a builder, we provide detailed documentation and can oversee construction with our Contract Administration service.
What Specifications are provided?
Structural Analysis + Calculations
Finish Elements Specifications and Schedules
FF+E Specifications and Schedules
Mechanical System Specifications
Electrical System Specifications
Plumbing System Specifications
Finish Elements Specifications and Schedules
FF+E Specifications and Schedules
Mechanical System Specifications
Electrical System Specifications
Plumbing System Specifications
How Much does design cost?
Our architecture services are charged at a fixed design fee based on the project’s scope, size, and complexity. This approach gives you cost certainty from day one. After the initial consultation, we provide a detailed proposal with exact fees and deliverables.
How long does the process take?
A typical project takes 4–6 months from initial consultation to final construction documents. The exact timeline depends on project size, complexity, and the number of revisions. Our 5-step process — from Discovery & Vision through Post-Design Services — ensures we move efficiently without compromising on quality.
What design services are provided?
We provide a full design service including
Planning
Architecture
Interior Design
Landscaping Design
Structural Engineering + Design
MEP Engineering + Design
Planning
Architecture
Interior Design
Landscaping Design
Structural Engineering + Design
MEP Engineering + Design
Do you provide design service outside of Bali?
Absolutely. We’ve worked with clinets from over 25+ countries and regularly collaborate remotely. Our process includes virtual meetings, digital presentations, and cloud-based document sharing for smooth international delivery.
What type of projects do you provide design for?
We design for luxury residences, hospitality and multi-unit developments in Bali and internationally. Our multidisciplinary team ensures each project is functional, sustainable, and visually stunning.
NSG Build Service FAQs
NSG is a Bali construction contractor delivering luxury residences, hospitality projects, and multi-unit developments with disciplined execution—on time and on budget. We translate your vision into built reality with precise coordination, efficient delivery, and consistently high craftsmanship.
What contract models do you use?
Lump-sum (fixed scope), cost-plus with fee, and design–build. We recommend the model based on project maturity, risk profile, and procurement strategy.
What is the reporting and communication cadence?
A single PM is your point of contact. Weekly reports cover progress photos, schedule status, budget movements, and decisions required—plus on-site meetings as needed.
How do you control quality onsite?
Benchmarks and mockups set the standard early. We verify with submittals, inspections, and punch lists, ensuring finishes match the agreed specification.
How do you control cost during the project?
Preconstruction estimating, a schedule of values, and clear change-order approvals. You receive regular budget updates and progress valuations tied to actual work in place.
Can you act as General Contractor even if you did not produce the design?
Yes. We can build as your GC with client-appointed architects/designers. We run a preconstruction review to align drawings, specs, and program before mobilization
What handover documents do we receive?
As-builts, O&M manuals, equipment warranties, and a defects/warranty period. We also provide a close-out pack summarizing specifications, contacts, and maintenance guidance.
Can you source the material and, FF+E?
Yes. We can procure to approved specs or coordinate with your vendors. Any proposed alternates are reviewed for performance, appearance, and lead time before approval.
How are long lead times and procurement handled?
We identify long-leads in preconstruction, approve samples/submittals early, and sequence orders to protect the critical path. Delivery windows are built into the master schedule.
Do you handle permits, insurance and compliance?
Yes—scope varies by jurisdiction. We coordinate permits, required insurances, inspections, and close-out documentation with the authorities and your consultants.
What happens if we need to change the scope mid-project?
We price the change, confirm schedule impact, and seek written approval before proceeding. All changes are tracked in a live log for complete visibility.
Bali Design and Construction FAQ's
Let’s Talk
Whether you’re planning a Luxury Estate, Hospitality Project, or a Multi-Unit Development, we’re here to listen.