Turnkey finishing in Bali: walls, floors, ceilings, one crew

One crew, one person responsible

Finishing a Bali villa normally means hiring a plasterer, a ceiling crew, a floor crew, a painter and a decorative specialist — then refereeing them. The plasterer blames the painter for cracks, the painter blames the plasterer for peeling, and the joint where wall meets ceiling belongs to nobody. Turnkey finishing exists to delete that game. Our crews do every layer from render to final coat, one foreman owns the whole surface of your building, and when something needs redoing there is no negotiation about whose problem it is. It’s ours.

There’s a price argument hiding in there as well. Five separate crews each carry their own mobilisation, their own idle days waiting for the trade before them, and their own margin on the overlaps. One integrated crew deletes the gaps: our people move from ceilings to skim to floors on the same site without a week of dead time between contracts. On a typical villa that’s two to three weeks of programme saved — and on this island, weeks are money, whether they belong to your rental calendar or your construction loan.

The sequence that protects your money

Quality in finishing is mostly sequencing discipline. We run the same order on every project: render and acian first, then the curing pause other crews skip; ceilings framed and boarded next; walls and ceilings skimmed together so the planes meet in one line; floors screeded and finished under board protection; decorative surfaces; paint last, when the dusty trades are gone. Every shortcut in that list is something we’ve been paid to demolish and redo behind another contractor — usually for more than doing it right would have cost.

A schedule you can hold us to

Before any deposit you get a week-by-week programme. For a recent 250 m² build in Jimbaran it read: weeks 1–3 render and cure, 4–5 ceilings, 6–7 skim, 8–9 floors, 10–11 paint and decorative wall, week 12 snagging — thirteen weeks including the wet-season buffer, finished in thirteen. Every Friday the foreman sends a photo report against that plan, so an owner wintering in Singapore knows exactly which rooms are sanded before the flight over. Slippage gets flagged the week it threatens, not confessed at handover.

Owners abroad and developers

Half our turnkey clients are building in Berawa or Pererenan while living somewhere else entirely; the weekly report, itemised milestones and one accountable foreman are designed for exactly that distance. For developers the same machinery scales: a 6-villa project in Nusa Dua runs on one approved sample unit and unit-rate pricing, so villa six matches villa one and your quantity surveyor in Denpasar can audit every invoice line against the BoQ. Repeatability is the actual product — anyone can finish one good room.

What “from IDR 1.8M/m²” actually buys

The package is priced per square metre of floor area, but a villa is mostly wall: one floor m² drags roughly 2.5–3 m² of finished surface with it once walls and ceilings are counted. From IDR 1,800,000/m² covers the full standard system — render, skim, ceilings, screed, paint; the premium tier adds venetian features and microcement floors. Compare that against the line-by-line rates on the pricing page and the package logic is plain: you’re buying the same unit rates plus sequencing, supervision and one warranty. WhatsApp us your floor plan and we’ll return an itemised scope within a few days — measured, not guessed.

Refinishing an existing villa: survey first, then the same system

Not every job starts from a bare shell. Ten years of sun, salt air and back-to-back guests age a villa’s surfaces fast, and a repaint alone buys one season: the same cracks telegraph through and the same damp blooms at the skirting. For existing villas we run the turnkey system one layer deeper. It starts with a free condition survey — tap test and moisture readings on every wall, ceilings opened where leaks are suspected — and you get a room-by-room map of what can be saved and what has to come out.

Then the order is fixed: flaking paint stripped, hollow plaster cut out, cracks V-cut and meshed, salt and damp treated at the source; sagging gypsum replaced; floors re-screeded or refinished; only then a two-coat skim, primer and two finish coats of Dulux, Jotun or Nippon. Walls, ceilings and paint start from IDR 950,000 per m² of floor area, from IDR 1,250,000 with floors — roughly half of a new-build package, because the structure, windows and MEP already exist. Single rooms start from IDR 7.5 M, and the quote prices every room separately, so you can trim scope room by room instead of haggling over a lump sum.

The villa can keep working while we do it. We seal the working zone with dust barriers, keep one bathroom usable at all times and move wing by wing; each room is signed off with the 2-metre straightedge and raking lamp before the barriers move on. Guesthouses in Kerobokan and Seminyak keep half their rooms selling while we cycle through the other half. Kitchens, bathrooms, tiling and pools are outside our trade — we finish the surfaces around them and coordinate with the crews who do that work.