BINGIN · ID RR-2434

Bingin Elements: three-bedroom villa of 281 m² with its own pool, Bingin

This 281 m² three-bedroom villa at Bingin Elements sits 1.6 km from the Bingin surf break and costs Rp 12.07 bn. You get two floors, a private pool and a patio, with finishing works running until the October 2026 handover. Our rental model puts it at about Rp 4.2 million a night and a 5.0% net yield in the base case.

Unit in Bingin Elements · units listed: 3

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

Property

What you get

This is the smallest of the three plans on sale at Bingin Elements: 281 m² (≈ 3,025 sq ft) with three bedrooms. The house is on the plateau behind Bingin, 1.6 km from the beach. A scooter gets you to Padang Padang or Uluwatu Temple in ten to fifteen minutes.

Living space runs over two levels, with the pool and patio outside the glazed living room. Urban Escape's renders show a timber pergola above the water, an island kitchen, a staircase hall and walk-in closets in the bedrooms. We're still waiting on the fit-out and appliance list, and it goes into the contract.

Our listing data shows freehold for this plot. A foreign owner holds it via a PT PMA company and its HGB right, or leases it instead. This plan costs Rp 12.07 bn, and the developer expects to hand it over in October 2026.

The numbers for this property

Bingin Elements · 3BR villa, 281 m² yield: gross and net

Urban Escape hasn't put out a yield figure for this villa, so we built one. The math below starts from a Bingin three-bedroom at Rp 4.2 million a night, adjusted for size and class, then takes off the management fee, tax, wear and upkeep.

Gross 8.3%≈ Rp 1.01 bn a year at 65% occupancy and Rp 4.2 million a night Net 5.0%≈ Rp 605 million a year · payback ≈ 20.0 years
  • Gross rental incomeRp 1.01 bn8.3% 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 million5.0% of price · payback ≈ 20.0 years
Occupancy scenarios: Bingin Elements · 3BR villa, 281 m²
OccupancyGross incomeExpenses 40%Net% of pricePayback period
55%cautiousRp 853 millionRp 341 millionRp 512 million4.2%23.6 years
65%baseRp 1.01 bnRp 403 millionRp 605 million5.0%20.0 years
75%strongRp 1.16 bnRp 465 millionRp 698 million5.8%17.3 years

Where the numbers come from

Developer's figures
Urban Escape hasn't put out a yield figure for this villa, so we built one. The math below starts from a Bingin three-bedroom at Rp 4.2 million a night, adjusted for size and class, then takes off the management fee, 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, 296 m²: 5.2% 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

Hak Milik can't go into a foreigner's name, so the freehold on this villa reaches you through a structure. One path is a PT PMA holding an HGB right, the other a leasehold. The notary and we settle the choice before your deposit, and the PPJB records it. The SLF and rental license follow completion.

Ownership and permits: Bingin Elements · 3BR villa, 281 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 termSet by the chosen structureA PT PMA gets its HGB for an initial 30 years with extensions. A leasehold lasts as long as the lease agreement. The PPJB fixes both the route and its dates.
ZoningTourism and mixed use, per listing dataOur database tags this plot Tourism/Mixed. An RDTR extract has to match before any money moves.
Building approval (PBG)Stated, extract requestedThe approval shows up in our records with no number and no copy attached. We ask for both before you reserve.
DeveloperUrban Escape, project company to confirmOur checks cover the contracting company, its completed builds and the land papers.
Certificate of occupancy (SLF)After completionSince the rental license needs an SLF, your installments track construction progress, not the calendar.
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 confirmNo finish list for this villa sits in our records yet. Once Urban Escape sends one, it becomes an appendix to your contract.
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, 281 m² payment schedule

  1. ReservationYour deposit holds the 281 m² villa while we run checks; the amount is still open.
  2. Construction stagesMoney goes out in tranches as stages finish, on a timetable we ask the developer to draw up.
  3. HandoverThe last tranche moves when the handover act and documents reach you.

There's no published payment plan for this villa yet. After due diligence we write the schedule into the PPJB.

Location

Location: Bingin · Uluwatu

Surfers and sunset chasers fill Bingin, a cliff-top pocket of Uluwatu with 59% occupancy, the best rate in the south. Buying in costs more than anywhere nearby, and nothing new can go up in the beach zone.

Bingin Elements 3BR: glazed living room
Bingin · Badung · Pecatu
  • Bingin Beach≈ 1.6 km · 6 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Supply stays thin here because the cliffs and the beach-zone ban limit new villas. When you sell, expect fewer buyers who can afford the ticket.

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, 281 m²

What does Rise Real Bali charge when I buy this 281 m² villa?

Zero. Urban Escape's list price is all you pay, since the developer funds our fee. Before your deposit we pay for the review: which ownership route suits a foreign buyer, a copy of the PBG, zoning against the RDTR map and the developer's company file. Anything unresolved appears in writing before you commit.

Can I buy the three-bedroom at Bingin Elements from overseas?

You can. Skip the flight: the site tour runs on Zoom, and your proxy lets a notary sign in your place while our team handles acceptance in Bingin. Finishing is underway, with handover planned for October 2026. We inspect the stage in person and send a photo report before the deposit. The balance follows the handover act.

Where do the yield numbers come from?

We take Rp 4.2 million a night from AirROI data for Bingin and adjust it for this villa's size and class. Occupancy runs at 55, 65 and 75%, the range for professionally managed villas. Costs take 40% of revenue. At 65% the model lands on a 5.0% net yield. That's an estimate from our side, not a promise.

Who is this three-bedroom layout best suited to?

It fits a buyer who wants three bedrooms and a model that works at a lower nightly rate than the four-bedroom next door. The catch is price: the 296 m² plan costs less, although it's the bigger house. We'll put both floor plans side by side on a call so you can judge the layouts, not only the numbers.

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