Bingin · Core market

Bingin villas for sale: cliffside property above Uluwatu's surf

Our catalog lists 43 properties in Bingin, 42 villas and 1 apartment listing, priced from Rp 2.05 bn to Rp 22.95 bn. Of these, 31 are completed homes, ready to move in. Bingin is a boutique cliff area just north of Uluwatu, with the highest occupancy in the south at 59%. Guests come for the wave and the sunset, and there are few villas to go around.

  • Nightly rateRp 3.2 million
  • Occupancy59%
  • Market notehighest occupancy in the south; no hotels or villas in the beach zone
  • Entry pricefrom Rp 2.05 bn
  • Properties listed43
See properties in Bingin
Bingin, Bali
Bingin · Bali

In short

In Bingin you pay for occupancy, not for a low entry price. Villas here run at 59%, the best on the southern peninsula, at an average Rp 3.2 million a night (AirROI, 12 months to July 2026). Supply stays small because the shoreline is protected and building on the slope is expensive.

Gusti Ayu

Is Bingin the right area for you?

Gusti Ayu will send villas and prices in Bingin for your budget on WhatsApp.

Who it suits

Who Bingin works for

For rental income

Nightly rentals work better here than anywhere else in the south. Supply is small and surf demand steady, so a villa with parking up top and a decent path down stays busy.

To live in

Suits the surfer who spends two months a year in the house and rents it out the rest. Daily life means stairs, scooters and a short drive to Pecatu for shops and clinics.

For resale

Listings here sell about twice as fast as the island average, so negotiation windows are short on both sides of the deal.

Rental market

The rental market in Bingin

Bingin posts an average daily rate of Rp 3.2 million at 59% occupancy, against 46% for the wider Uluwatu corridor. The reason is supply: few villas sit on the cliff and almost no new ones win approval.

Construction costs about a quarter more than on flat land, because nearly every plot sits on a slope. Retaining walls, piles and a private access road all go into the budget.

Area guide

How we look at Bingin

Builds here stay small: one or two villas per plot, rarely more than six. The beach zone allows only simple cafés, with no hotels or villas, and a shoreline improvement program started in July 2026.

Two kinds of buyers dominate. There's the surfer who lives in the house part of the year, and the investor who rents it by the night. Both need parking at the top, a usable path down and a view nobody can build over.

Properties

43 properties in Bingin

Prices are developer list prices, and the developer pays our commission. Units with numbers show net income after the management company, taxes and vacant nights.

All Bingin listings in the catalog →

The numbers

What you net in Bingin

The base case assumes 70% occupancy. The nightly rate is our estimate for the area and property type, not a developer promise.

PropertyPriceNightly rateNet per year% of pricePayback period
Bingin Elements · 3BR villa, 281 m²3 bedrooms · 281 m²Rp 12.07 bnRp 4.2 millionRp 605 million5.0%20.0 years
Bingin Elements · 3BR villa, 296 m²3 bedrooms · 296 m²Rp 11.70 bnRp 4.2 millionRp 605 million5.2%19.3 years
Bingin Elements · 4BR villa, 314 m²4 bedrooms · 314 m²Rp 12.64 bnRp 5.0 millionRp 705 million5.6%17.9 years

These numbers are a Rise Real Bali estimate based on AirROI benchmarks (trailing 12 months) and developer data. They are not an income guarantee. Each unit page has the full model with three scenarios. Our method and what we don't guarantee are explained under legal information.

Developers

Developers building in Bingin

Companies from our directory with projects in this area. We list what they build, not how we rate them.

All developers →

Guides

Worth reading before you buy in Bingin

Law, yields and the local market: the material our own numbers rely on.

All guides →

Straight answers

Questions about Bingin

Don't see your answer here? Ask us on WhatsApp. We reply in writing, no sales calls.

Why does Bingin run higher occupancy than Uluwatu?

Supply is small and demand is the same. The coast is protected and slope construction is costly, so few new villas appear. That's how Bingin reaches 59% against 46% for the Uluwatu corridor.

How much does it cost to buy in Bingin?

One-bedroom apartments start around Rp 2.05 bn and villas around Rp 3.15 bn. Land and commercial space cost less, but that's a separate conversation.

Can I buy a villa right above the beach?

The front line in Bingin is a protected zone, and new construction there won't get approval. Anything sold as on the beach actually sits higher up the slope. We check the zoning map, not the listing text.

Nearby

Neighboring areas

All areas →

Core market

Uluwatu

Rp 4.3 million a night · 46% occupancy

Area guide

Core market

Pecatu

Rp 4 million a night · 42% occupancy

Area guide

Growth ring

Balangan

Rp 4.3 million a night · 46% occupancy

Area guide

Gusti AyuBroker · Rise Real Bali
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