BINGIN · ID RR-2749

Bingin Elements: 296 m² three-bedroom villa, the project's entry price

This 296 m² three-bedroom villa is the cheapest way into Bingin Elements: two levels and a private pool for Rp 11.70 bn. It undercuts the 281 m² plan even though it's 15 m² larger. Urban Escape is in the finishing stage, with handover due in October 2026.

Unit in Bingin Elements · units listed: 3

  • Freehold per listing data
  • Finishing
  • Private pool
  • 3bedrooms
  • 296 m²living area
  • Freeholdform of ownership
  • Q4 2026planned handover
  • 1.6 kmto Bingin Beach

Property

What you get

At 296 m² (≈ 3,185 sq ft) with three bedrooms, this is the mid-sized house at Bingin Elements, one of four villas on the plateau behind Bingin. From the gate it's 1.6 km to the surf beach. Head south by scooter and you're at Padang Padang in about ten minutes, Uluwatu Temple in fifteen.

You walk in through a hall with a staircase that splits the house into two floors. The pool and patio sit outside, shaded in the renders by a wooden pergola, and the kitchen is built around an island. Bedrooms get walk-in closets. Urban Escape still owes us the fit-out and appliance spec, and your contract will carry it.

Our listing database shows the land as freehold. A buyer from abroad takes it through a PT PMA and HGB right or signs a lease. At Rp 11.70 bn, you get more floor space here for less than the 281 m² plan costs. We're asking the developer what explains the gap.

The numbers for this property

Bingin Elements · 3BR villa, 296 m² yield: gross and net

No yield figure for this plan appears in Urban Escape's materials. Our version runs at Rp 4.2 million per night, a Bingin rate tuned to the villa's size and class, then subtracts management, tax, wear and upkeep.

Gross 8.6%≈ Rp 1.01 bn a year at 65% occupancy and Rp 4.2 million a night Net 5.2%≈ Rp 605 million a year · payback ≈ 19.3 years
  • Gross rental incomeRp 1.01 bn8.6% of price · rate Rp 4.2 million, occupancy 65%
  • Management companyRp 181 million18% of revenue · market range 15–25%
  • TaxRp 101 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 121 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 605 million5.2% of price · payback ≈ 19.3 years
Occupancy scenarios: Bingin Elements · 3BR villa, 296 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 853 millionRp 341 millionRp 512 million4.4%22.9 years
65%baseRp 1.01 bnRp 403 millionRp 605 million5.2%19.3 years
75%strongRp 1.16 bnRp 465 millionRp 698 million6.0%16.8 years

Where the numbers come from

Developer's figures
No yield figure for this plan appears in Urban Escape's materials. Our version runs at Rp 4.2 million per night, a Bingin rate tuned to the villa's size and class, then subtracts management, tax, wear and upkeep.
Nightly rate
Rp 4.2 million, our estimate for the area: AirROI puts average revenue per listing in Bingin at Rp 3.2 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Bingin market runs at 59% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
40% of revenue: management company 18% (the market range is 15–25%), tax 10%, wear and upkeep 12%.
Comparable listings
Bingin Elements · 3BR villa, 281 m²: 5.0% net at 65% occupancy; Bingin Elements · 4BR villa, 314 m²: 5.6% net at 65% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Ownership

Ownership & what you actually get

Indonesia reserves freehold (Hak Milik) for its citizens, so your own name won't go on the certificate. For this villa you'd choose between a PT PMA company with HGB rights attached and a leasehold contract. We settle the route with the notary ahead of the deposit and lock it into the PPJB. Completion unlocks the SLF and the rental license.

Ownership and permits: Bingin Elements · 3BR villa, 296 m²
Form of ownershipFreehold, per listing dataForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease termVaries with the structureHGB under a PT PMA opens with 30 years and renews from there. With a lease, the term matches what the lease agreement says. Your PPJB names the route and every date.
ZoningTourism and mixed use, per listing dataTourism/Mixed is the zone on file for this land. We want the RDTR extract to agree before your deposit.
Building approval (PBG)Stated, extract requestedRecords mention the approval, yet no permit number or document came with them. Urban Escape needs to supply both before you commit.
DeveloperUrban Escape, project company to confirmBefore signing, we vet the legal entity, what it has delivered so far and the land documents.
Certificate of occupancy (SLF)After completionAn SLF comes before any rental license, so each payment waits for a confirmed stage of work.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverTo confirmWe haven't received a finishes and appliances schedule for the 296 m² plan. It goes into your contract as an appendix when it arrives.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Bingin Elements · 3BR villa, 296 m² payment schedule

  1. ReservationPaying a deposit freezes the price and the villa; its size isn't fixed yet.
  2. Construction stagesTranches match completed milestones, and we ask Urban Escape for a milestone calendar.
  3. HandoverKeys, the handover act and the papers come first, then the closing tranche.

So far Urban Escape hasn't shared installment terms for this plan. Our checks come first, then the schedule goes into the PPJB.

Location

Location: Bingin · Uluwatu

Bingin clings to the cliffs of Uluwatu and books out 59% of the year, more than any other southern area. Guests want the break below and the evening light. Land costs a lot, and the beach zone stays off-limits to new building.

Bingin Elements 296 m² villa: entrance hall and staircase
Bingin · Badung · Pecatu
  • Bingin Beach≈ 1.6 km · 6 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Scarcity keeps Bingin in demand, since only a handful of villas stand here. The flip side shows at exit time, when few buyers can pay this much.

Bingin · Uluwatu · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 77hotels
  • 28restaurants
  • 13cafés
  • 8shops
  • 5spas
  • 3clinics
  • 2gyms

Closest places

  • Casa Amatahotel · 23 m
  • Villa Terracottahotel · 58 m
  • Villa Capunghotel · 65 m
  • Villa Ali Agunghotel · 89 m
  • Gravity Suiteshotel · 117 m
  • The Eyes Villashotel · 139 m
  • Midnight Villahotel · 178 m
  • Kamafarihotel · 244 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Bingin Elements · 3BR villa, 296 m²

Does Rise Real Bali take a fee on the 296 m² villa?

No. Urban Escape pays us, so the list price is your whole cost. We cover the pre-deposit legwork too: the ownership setup for a non-Indonesian, an extract of the PBG, a zoning match with RDTR and background on the developer's company. You read our findings in a written report, open items included, before money leaves your account.

How do I buy this villa if I live abroad?

Remotely, and most of our buyers do. We show the house by video on Zoom, and a notary signs the deal under your power of attorney. Our team receives the villa for you at handover, which Urban Escape expects in October 2026. Before the deposit we visit the site and photograph the finishing works, and the balance waits for the handover act.

Where do the yield numbers come from?

AirROI gives us a Bingin nightly rate, which we set at Rp 4.2 million for a villa of this size and class. We test three occupancy levels, 55, 65 and 75%, drawn from managed villas. Management, tax and upkeep together claim 40% of revenue. In the middle scenario, net yield lands at 5.2%, still an estimate.

Why does the 296 m² villa cost less than the 281 m² one?

The price list says so, and our database doesn't record the reason. Plot size, position in the project or the view could explain it, but we won't guess. Before you reserve, we ask Urban Escape in writing what separates the two plans. Until then, treat this villa as the cheapest way into Bingin Elements, with more floor space thrown in.

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