BINGIN · ID RR-2756

Bingin Elements: the four-bedroom villa, 314 m² on two floors, Bingin

This 314 m² four-bedroom villa at Bingin Elements costs Rp 12.64 bn, with two floors and a private pool under a timber pergola. It's the only four-bedroom layout in the project, and handover is due in October 2026. Our model rents it at about Rp 5.0 million a night, the top rate among the three villas on sale.

Unit in Bingin Elements · units listed: 3

  • Freehold per listing data
  • Finishing
  • Private pool
  • 4bedrooms
  • 314 m²living area
  • Freeholdform of ownership
  • Q4 2026planned handover
  • 1.6 kmto Bingin Beach

Property

What you get

At 314 m² (≈ 3,380 sq ft), this is the largest house at Bingin Elements and the one with a fourth bedroom. The four-villa project occupies the high ground behind Bingin. Bingin's surf beach lies 1.6 km off, while Padang Padang and Uluwatu Temple take ten to fifteen minutes on a bike.

A fourth bedroom lets one booking cover a bigger family or two households sharing, and our model prices that in at a higher nightly rate. Renders from Urban Escape show a timber pergola shading the pool, a kitchen with an island, a stair hall and walk-in wardrobes. The developer hasn't sent the full finish and equipment list, which we'll attach to the contract.

Our listing database records the land as freehold. You'd hold it through your own PT PMA with an HGB right, or lease it. The four-bedroom sells for Rp 12.64 bn, and the developer is aiming for an October 2026 handover.

The numbers for this property

Bingin Elements · 4BR villa, 314 m² yield: gross and net

Urban Escape gives no income forecast for the four-bedroom. So the numbers below are ours: they start from Rp 5.0 million a night for Bingin, lifted for four bedrooms and 314 m², then net of management, tax, wear and upkeep.

Gross 10.0%≈ Rp 1.27 bn a year at 70% occupancy and Rp 5.0 million a night Net 8.0%≈ Rp 1.01 bn a year · payback ≈ 12.5 years
  • Gross rental incomeRp 1.27 bn10.0% of price · rate Rp 5.0 million, occupancy 70%
  • Operating costsRp 253 million20% of revenue
  • Net to youRp 1.01 bn8.0% of price · payback ≈ 12.5 years
Occupancy scenarios: Bingin Elements · 4BR villa, 314 m²
OccupancyGross incomeExpenses 20%Net% of pricePayback period
60%cautiousRp 1.09 bnRp 217 millionRp 868 million6.9%14.6 years
70%baseRp 1.27 bnRp 253 millionRp 1.01 bn8.0%12.5 years
80%strongRp 1.45 bnRp 289 millionRp 1.16 bn9.2%10.9 years

The base case is 70% occupancy under professional management, with 60% as the cautious case and 80% as the strong one.

Where the numbers come from

Developer's figures
Urban Escape gives no income forecast for the four-bedroom. So the numbers below are ours: they start from Rp 5.0 million a night for Bingin, lifted for four bedrooms and 314 m², then net of management, tax, wear and upkeep. Shown as published. They are not part of our model.
Nightly rate
Rp 5.0 million, our estimate for the area: based on comparable professionally managed properties in the area, adjusted for the property type, size and finish.
Occupancy
Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 60% cautious, 70% base and 80% strong.
Costs
20% of revenue: the property's operating costs.
Comparable listings
Bingin Elements · 3BR villa, 281 m²: 8.2% net at 80% occupancy; Bingin Elements · 3BR villa, 296 m²: 8.1% net at 76% occupancy; Yolla Bingin Residence · 1BR villa: 9.2% net at 60% occupancy.
Reports and data
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.

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Ownership

Ownership & what you actually get

The land is on file as freehold, but Hak Milik stays closed to foreign individuals. To own this four-bedroom, you'd set up a PT PMA with an HGB right or take it on a leasehold. That decision gets made with the notary ahead of your deposit, and the PPJB fixes it. The SLF arrives once building ends, and it unlocks the villa's rental license.

Ownership and permits: Bingin Elements · 4BR villa, 314 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 termFollows the structure you pickHGB for a PT PMA runs 30 years to begin with, then extends. A leasehold ends when its agreement does. We fix the option and its timeline in the PPJB.
ZoningTourism and mixed use, per listing dataOur records list Tourism/Mixed for the plot, and an RDTR extract must back that up before a deposit.
Building approval (PBG)Stated, extract requestedA PBG appears in the listing, minus its number and an extract. Urban Escape has to provide them, and we won't move to a deposit without them.
DeveloperUrban Escape, project company to confirmWe research the entity on the contract, its track record of finished builds and the papers for the land.
Certificate of occupancy (SLF)After completionThe regency won't license rentals before an SLF exists. That's why our payment plan follows the site, not the date.
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 confirmFittings and appliances for the four-bedroom aren't in our records. Urban Escape's list will sit in an appendix to the 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 · 4BR villa, 314 m² payment schedule

  1. ReservationA deposit sets this four-bedroom aside, in an amount the developer will name.
  2. Construction stagesPart-payments follow each stage we see finished, per a plan requested from Urban Escape.
  3. HandoverYour closing transfer happens against the signed act and the complete paperwork.

Nothing in Urban Escape's materials shows how installments split. We settle that in the PPJB after due diligence.

Location

Location: Bingin · Uluwatu

Occupancy in Bingin runs at 59%, the strongest figure in southern Bali, thanks to guests chasing surf and sunsets on this Uluwatu cliff. You pay the south's highest entry price, and the beach zone has a building ban.

Four-bedroom villa at Bingin Elements: pergola over the pool
Bingin · Badung · Pecatu
  • Bingin Beach≈ 1.6 km · 6 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

A four-bedroom is rare stock in a village this small, and that helps rentals. Selling later is the harder part: a narrow circle of buyers shops at this level.

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 · 4BR villa, 314 m²

Is there a Rise Real Bali fee on the four-bedroom villa?

None. Our commission sits with Urban Escape, so you pay the list price and nothing on top. The pre-deposit review is our expense: we work out how a foreigner can hold this freehold, obtain the PBG extract, cross-check zoning in RDTR and research the developer's entity. A written report shows you every point still open.

Could I buy the 314 m² villa while staying overseas?

Sure. A live Zoom viewing stands in for the trip, and a notary signs using the proxy you grant. We carry out the acceptance on site when handover comes, targeted for October 2026, and before your deposit we visit the site and send photos of the finishing stage. The remaining balance moves only once the handover act and documents exist.

Where do the yield numbers come from?

Our nightly rate, Rp 5.0 million, starts from comparable managed villas in Bingin and rises for the fourth bedroom and the larger floor plan. We run 60, 70 and 80% occupancy, typical of professionally run villas. Twenty percent of revenue goes to operating costs. At 70%, net yield comes to 8.0%, as our estimate and not a guaranteed return.

Is the four-bedroom worth paying more than the three-bedroom?

On our model, partly. You pay Rp 0.94 bn more than for the 296 m² villa. At base occupancy, net income rises from about Rp 943 million to Rp 1.01 bn a year, while net yield stays close, 8.1% against 8.0%. The extra bedroom earns its keep only if bookings hold, so we test both villas at your own occupancy.

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