BINGIN · ID RR-1434

Bingin Elements: a four-villa enclave with private pools on the Bingin plateau

Bingin Elements is a set of four two-level villas on the plateau above Bingin, 1.6 km from the surf beach, with prices from Rp 11.70 bn. Each has three or four bedrooms, 281 to 314 m² of space and its own pool. Urban Escape is finishing the build and plans handover for October 2026. The listing shows freehold.

  • Freehold per listing data
  • Finishing
  • Private pool
  • 3–4bedrooms
  • 281–314 m²villa sizes
  • 4villas in the project
  • Freeholdform of ownership
  • Q4 2026planned handover
  • 1.6 kmto Bingin Beach

Property

What you get

Padang Padang and Uluwatu Temple are a 10–15 minute scooter ride from the gate. The project is on the high ground behind Bingin, 1.6 km from the surf beach. It's small: four villas, each with its own pool and patio, and three of them are on sale.

Every house has two levels, in three plan sizes: 281, 296 and 314 m² (≈ 3,025 to 3,380 sq ft). The developer's renders show timber pergolas over the pools, a kitchen island, an entry hall with a staircase and bedrooms with walk-in closets. We don't have the full finish and appliance specification yet. We've asked Urban Escape for it and will attach it to your contract.

Our listing database marks the land as freehold. A foreign buyer can take it through a PT PMA company holding an HGB right, or as a leasehold. Current prices run Rp 12.07 bn for the 281 m² three-bedroom, Rp 11.70 bn for the 296 m² three-bedroom and Rp 12.64 bn for the 314 m² four-bedroom. An RDTR extract still has to confirm the Tourism/Mixed zone.

Developer price list

Bingin Elements: unit types and prices

Prices come from the developer's price list. Net income for each unit is on its own page, marked "with numbers".

TypeSizeBedroomsPriceThe numbers
3BR villa281 m²3Rp 12.07 bnwith numbers →
3BR villa296 m²3Rp 11.70 bnwith numbers →
4BR villa314 m²4Rp 12.64 bnwith numbers →

Size and price figures come from our own listing database, which flags other villas in this project as unavailable. We recheck availability at reservation.

Ownership

Ownership & what you actually get

Our listing database records freehold on this land, but you can't hold Hak Milik in your own name. Two routes work: a PT PMA company of your own with an HGB right, or a leasehold. We agree the structure with the notary before the deposit and write it into the PPJB. The SLF and a rental license (NIB) arrive once the villas are finished.

Ownership and permits: Bingin Elements
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 termDepends on the structureThrough a PT PMA, the HGB right starts at 30 years and can be extended. Under a leasehold, your term equals the lease. Whichever route you choose, the PPJB spells out the scheme and the dates.
ZoningTourism and mixed use, per listing dataThe listing records the plot as Tourism/Mixed. Before the deposit we match it against an RDTR extract.
Building approval (PBG)Stated, extract requestedOur database shows the approval but carries neither its number nor a copy. We get both from the developer ahead of any payment.
DeveloperUrban Escape, project company to confirmWe look into the company that signs the contract, the projects it has finished and the land documents.
Certificate of occupancy (SLF)After completionNo SLF means no rental license, which is why we link payments to building stages instead of calendar dates.
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 confirmOur database has no record of the finishes or appliances. We ask the developer for the list and make it 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 payment schedule

  1. ReservationA deposit pulls your villa off the market, and Urban Escape hasn't named the amount yet.
  2. Construction stagesEach installment follows a finished stage, per a schedule we request for your villa.
  3. HandoverYou release the final sum once the full document pack is in hand.

Urban Escape's materials skip the payment plan. We draft one into the PPJB after our checks.

Location

Location: Bingin · Uluwatu

Bingin is a small cliff-top district inside Uluwatu, and its 59% occupancy is the highest in the south. Guests come for the waves and the sunsets. The catch is a steep entry price and a ban on building in the beach zone.

Bingin Elements: villa and pool at sunset
Bingin · Badung · Pecatu
  • Bingin Beach≈ 1.6 km · 6 min
  • Padang Padang≈ 10 min
  • Uluwatu Temple≈ 15 min
  • Ngurah Rai Airport≈ 40 min

Few villas exist in Bingin, and that scarcity is what you pay for. When you sell, the pool of buyers at this price is narrow.

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

What does Rise Real Bali charge when I buy at Bingin Elements?

Nothing at all. You pay Urban Escape's sheet price, and the developer settles our commission. The checks before a deposit come out of our budget: we map the structure a foreigner can use at this project, pull the PBG extract, hold the zone up against RDTR and look into Urban Escape's company. Whatever stays open, you'll read in our written report.

Can I buy a villa at Bingin Elements without flying to Bali?

Yes, fully remote works. We film the site live on Zoom, and a notary handles signing on your proxy. Finishing is in progress, and Urban Escape targets October 2026 for handover. Before any deposit we go to the plot ourselves and send you pictures of where the build stands. The balance falls due against the handover act and papers, never on a fixed date.

Where do the yield numbers come from?

Every villa page has its own model. Our starting point is the AirROI nightly rate for Bingin, corrected for size and class. Occupancy mirrors professionally managed villas nearby, and 40% of revenue goes to costs. The output is our estimate. No one can promise that income, and we don't either.

Freehold means the villa goes in my name, right?

No. Indonesian law keeps Hak Milik out of a foreign individual's reach. You'd use a PT PMA company with an HGB right (30 years, extendable) or sign a leasehold. Which route this land allows depends on its documents, and we read them before the deposit. We'll also tell you what the chosen structure costs to keep running each year.

Units in this project

3 units with numbers

Each one shows the developer price, net income from our model, document status and the payment schedule.

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